HomeMy WebLinkAboutLFMP 87-13; City of Carlsbad; Local Facilities Management Plan (LFMP)Notice of Determination 920465
To: Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
D Q. IAnnette J. Evans, Clerk
From: City of Carlsbad
Planning Department
2075 Las Palmas Dr.
Carlsbad, CA 92009
i!9) 438-1161
JUL 0 1 J992
X County Clerk
County of San Diego
Attn: Mita
PO Box 1750
San Diego, CA 92112-4147
Project No.: LPtfiP Zone 13
Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.
Local Facilities Management Plan Zone 13
Project Title
Brian Hunter. City of Carlsbad (619)438-1161. X4457
State Clearinghouse Number
(If submitted to Clearinghouse)
Lead Agency
Contact Person
Area Code/Telephone/Extension
East of 1-5. north of Palomar Airport Road, south of Agua Hedionda Lagoon, west of College Boulevard.
Carlsbad. San Diego County
Project Location (include county)
Project Description:Local Facilities Management Plan for Zone 13 which guarantees the adequacy
of public facilities concurrent with development to adopted performance
standards.
This is to advise that the City of Carlsbad has approved the above described project on June 23,1992 and
has made tiie following determinations regarding the above described project.
1. The project will not have a significant effect on the environment.
2. A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
3. Mitigation measures were not made a condition of the approval of the project.
4. A statement of Overriding Considerations was not adopted for this project
5. Findings were made pursuant to the provisions of CEQA.
This is to certify that the final Negative Declaration with comments and responses and record of project
approval are available to the General Public at THE CITY OF CARLSBAD.
PLANNING DIRECTOR
MICHAEL J. HO
Date received for filing at OPR
BH:km
Date TITLE
i. TH» ornoi OP THB OOOTTT OLBBK,
ctoter ,989
City of Carlsbad
Planning Department
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: South of Aqua Hedionda Lagoon, West of Macario
Canyon, East of Paseo Del Norte and North of Palomar
Airport Road
PROJECT DESCRIPTION: Local Facilities Management Plan for Zone 13 which
guarantees the adequacy of public facilities concurrent with
devleopment to adopted performance standards.
The City of Carlsbad has conducted an environmental review of the above described project
pursuant to the Guidelines for Implementation of the California Environmental Quality Act
and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not have a significant
impact on the environment) is hereby issued for the subject project. Justification for this
action is on file in the Planning Department.
A copy of the Negative Declaration with supportive documents is on file in the Planning
Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the
public are invited. Please submit comments in writing to the Planning Department within
21 days of date of issuance. If you have any questions, please call Brian Hunter in the
Planning Department at 438-1161, extension 4468.
DATED: MAY 2, 1991
CASE NO: LFMP 13
MICHAEL J. HOLZMILI
Planning Director
APPLICANT: HOFMAN PLANNING ASSOCIATES
PUBLISH DATE: MAY 2, 1991
BH:vd
2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619) 438-1161
CALIFORNIA DEPARTMENT OF FISH AN*> GAME
PO BOX 944209
SACRAMENTO CA 94244-2090
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
LFMP Zone 13 - Local Facilities Management Plan Zone 13
East of 1-5, north of Palomar Airport Road, south of Agua Hedionda Lagoon, west of
College Boulevard, Carlsbad, San Diego County
Name and Address of Applicant:
City of Carlsbad, 2075 Las Palraas Drive. Carlsbad. CA 92009
Project Description:
Local Facilities Management Plan for Zone 13 which guarantees the adequacy of public
facilities concurrent with development to adopted performance standards.
Findings of Exemption (attach as necessary):
1. The City of Carlsbad Planning Department has completed an Environmental Initial
Study for the above referenced property, including evaluation of the proposed
project's potential for adverse environmental impacts on fish and wildlife resources.
2. Based on the completed Environmental Initial Study, the City of Carlsbad Planning
Department finds there is no evidence before the City of Carlsbad that the proposal
will have potential for an adverse effect on wild life resources or the habitat upon
which the wildlife depends.
3. The City of Carlsbad has on the basis of substantial evidence, rebutted the
presumption of adverse effect contained in AB 3158 Chapter 1706 Section 753.5(d).
Certification:
I hereby certify that the lead agency has made the above findings of fact and that
based on the initial study and hearing record the project will not individually or
cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of
the Fish and Game Code.
MICHAEL^HOEZMILLER
Title: Planning Director
Lead Agency: City of Carlsbad
BH:km Date: June 24. 1992
Section 711.4, Fish and Game Code
DFG:12/90
STATE OF CALJFORNIA-THE RESOURCES AGENCY
CJEP.ARTMENT OF FISH AND GAME — ^ — 10671
ENVIRONMENTAL FILING FEE C ->H RECEIPT
DFG 733.5a (6-91) ^ fl
Lead Agency: &fo c£ @*sJ*J-*~JL _ Date:
County/State Agency of Filin: -***^ * jr*~' _ Document No.:
Project Title: £«~*i~*JL ^7X^-' &-££&* Utfft&sr^0*yu^l*<^ /%*-
^ -^Project Applicant Name: __ _ ,jr _ Phone Num
Project Applicant Address:
Project Applicant (check appropriate box): Local Public Agency Q School District Q Other Special District |~|
State Agency I I Private Entity (~l
CHECK APPLICABLE FEES:
( ) Environmental Impact Report $850.00 $ _
( ) Negative Declaration $1,250.00 $ _
( ) Application Fee Water Diversion (State Water Resources Control Board Only) $850.00 $ _
( ) Projects Subject to Certified Regulatory Programs $850.00 $ _
( ) County Administrative Fee $25.00 $ _
•</[ Project that is exempt from fees
- TOTAL RECEIVED $ "— — tf -
Signature anfMiffe of" person receiving payment : _ <£*£ ih'!//&~*~'if*~~^/ _
'— <!«-~-'°v.oBruECT APPLICANT SECOND COPY-DFG/FASB THIRD COPY-LBW^GENCY FOURTH COPY-COUNTY/STATE AGENCY OF FILING
Carlsbad Journal
Decreed A Legal Newspaper by the Superior Court of San Diego County
Mail all correspondence regarding public notice advertising to
W.C.C.N. Inc. P.O. Box 230878, Encinitas, CA 92023-0878 (619) 753-6543
Proof of Publication
STATE OF CALIFORNIA, ss.
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal, a newspaper of general circulation,
published weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper
is published for the dissemination of local news and intelligence of a general character, and which
newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established, printed and published at regular intervals in the
said City of Carlsbad, County of San Diego, State of California, for a period exceeding one year next
preceding the date of publication of the
notice hereinafter referred to; and that the
notice of which the annexed is a printed
copy, has been published in each regular
and entire issue of said newspaper and not
in any supplement thereof on the follow-
ing dates, to-wit:
NEGATIVE
DECLARATION
PROJECT ADDRESS/LOCA-
TION: South of Agua Hedionda La-
goon, West of Hacario Canyon, East
of Paseo Del Norte and North of
Palomsr Airport Road.
PROJECT DESCRIPTION: Local
Facilities Management Plan for
Zone 13 which guarantees the ade-
quacy of public facilities concur-
rent with development to adopted
performance standards.
The City of Carlsbad has con-
ducted an environmental review of
the above described project pur-
suant to the Guidelines for Imple-
mentation of the California En-
vironmental Quality Act and the
Environmental Protection Ordi-
nance of the City of Carlsbad. As a
result of said review, a Negative
Declaration (declaration that the
project will not have a significantimpact on the environment) is
hereby issued for the subject pro-
ject Justification for this action is
on file in the Planning Department.
A copy of the Negative Declara-
tion with supportive documents is
on file in the Planning Department,
2075 Las Palmas Drive, Carlsbad,
California 92009. Comments from
the public are invited. Please sub-
mit comments in writing to the
Planning Department within 21
days of date of issuance. If you have
any questions, please call Brian
Hunter in the Planning Depart-
ment at 438-1161, extension 4468.
Dated: May 2,1991
Case No: LFMP13
Applicant: Hofman Planning
Associates
MICHAEL J. HOLZMILLER
Planning Director
CJ 9871: May 2,1991
Mav 02 19 91
19
19
19
19
I certify under penalty of perjury that the
foregoing is true and correct. Executed at
Carlsbad, County of San Diego, State of Cali-
fornia on _ the 2nd _
day of 1991
Clerk of the Printer
Date: September 2, 1988
, DATE CITY MANAGER
To: Community Development Director v
if HP-17
FOR THE INFORMATION OF~
THE CITY COUNCIL
From: Planning Director
S.D.G.& E. Property/Cannon & 1-5
I met with representatives of S.D.G.& E. regarding their property
on the south shore of Agua Hedionda Lagoon and more particularly
the 45 acre parcel at the northeast corner of Cannon Road and
1-5. S.D.G.& E. is considering two private developer proposals
for the property. The first proposal is to construct an expensive
overnight trailer park. The other proposal is for a shopping mall
which would have at least one major department store.
Although we discussed a number of issues, the major items that I
indicated to them are as follows:
1. J^ffjif f could not support removing the property from the
idaries of Zone 13. They inquired about the possibility
|J,acing the property in Zone 3 because it already has an
approved Local Facilities Management Plan.
2. Staff could not support increased height on the property.
3. The shopping mall proposal would require a General Plan
Amendment, Zone Change and Local Coastal Plan Amendment
because the 45 acre parcel is presently designated for Travel
Service Commercial.
4. Any proposal to infringe into the portion of the property that
is designated as open space on the General Plan would have to
comply with the Interim Open Space Ordinance i.e. equal or
exceed the size and environmental quality.
Michael Holzmiller
Planning Director
MJH:kd
cc: City Manager
FOR THE INFORMATION Of
THE CITY COUNCIL
MEMORANDUM
DATE
To: City Manager
From: Planning Director
Date: September 2, 1988
GENERAL PLAN UPDATE
The purpose of this memo is to provide you with an overview of the
intent and the process for updating the General Plan Elements.
The purpose of the update is as follows:
1. Some of the Elements contain information and references to
policies and programs which do not reflect what has taken
place and been accomplished over the last few years
particularly with respect to the Growth Management Plan. The
update is just that. The Planning Commission Subcommittee and
staff are updating the Elements to better reflect new
standards and programs that have already been adopted by the
City Council. No new goals, policies or programs will be
proposed. Additions and deletions will be made only when they
result in providing a clearer, better picture of current city
ordinances.
2. We need to make sure that all of the Elements are internally
consistent, i.e. that there is not a statement or information
in one that conflicts with a statement in one of the other
Elements.
3. The remaining recommendations of the 1985 Citizens Committee
regarding amendments to the text of the Land Use Element need
to be incorporated.
4. Some of the Elements contain very extraneous verbage. They
need to be rewritten to make them more concise and
understandable.
The overall intent is to have available for the public a General
Plan document that is easy to read and understand and that truly
reflects the city's current plan.
The process for updating the General Plan Elements follows.
A review of the twelve Elements in the General Plan indicated that
six need major updating. The others were recently adopted or
updated (Arts, Historic Preservation, Circulation and Housing) or
are presently undergoing a separate update (Parks & Recreation and
Noise). The Subcommittee and staff are now reviewing the six
Elements to develop a list of needed deletions and additions.
Next, would be to rewrite and reformat the six Elements based on
the list of deletions and additions. The other six Elements would
General Plan Update
September 2, 1988
page 2
also be reviewed at that time for format. The goal is to have
all the Elements with as consistent a format as possible. The
final step in terms of the update would be to combine all the
Elements into one General Plan document and to have the Planning
Commission and City Council approve the document.
We hope to have the update completed and approved by the end of the
year. We will then have a complete and concise, up-to-date General
Plan document that can be made available to the public for review
and input. Public meetings would then be scheduled in 1989 to
present the updated document to the public and to obtain as much
public input and comment as possible.
Michael Holzmaller
Planning Director
c: Community Development Director
Planning Commission Subcommittee
MJH:kd
CflRlTRScomponv
October 5, 1987
Mr. Adam Birnbaum
California Coastal Commission
San Diego Regional Office
1333 Camino Del Rio South, Suite 125
San Diego, CA 92108
Re: Carlsbad Ranch - LCP Amendment
Dear Adam:
We previously delivered large scale topographical maps to you
showing the proposed Williamson Act Exchange property and the
"special treatment areas" we described for purposes of the LCP
amendment. Enclosed for your files are reduced scale versions of
those two amendments.
As you probably noted, we changed the swap area to minimize the
"special treatment area", taking into account, to the extent
possible, the changes in microclimate and soils which affect the
agricultural issues.
With this modification, I think we have eliminated substantially
all of the conflicts leaving a relatively small .area in which
special treatment might occur if development were actually to
occur in accordance with the plan that would be included in the
LCP Amendment. Given the natural topography, I believe that
treatment could be effectively done within the area to preserve
agriculture in the swap area.
Very truly yours,
bpher C. Calkins
/ /ccc,
Birnbau2.Ice
Enclosure
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 U.S.A. • (619) 944-4090
UTO CENTER EXPANSION
• Approx. 27 Acres >• W^\%V
gricultural Preserve Acreage
V\ to be Swaed for ^NoW-Williamson Act Land
SWAP AREA
27 ACRES
U
. NON-WII LIAMSON--• INV-'IN VVM L(/-\iVIJV_/IN Tl1
IANDS/DEVELOPABLE \
I ACREAGE: 137.81 Acres
DERSEN'S SPLIT
AUSTIN HANSEN FEHLMAN GROUP
i V'' "''•' 'i • ; "
SKIDMORE, OW1NGS & MERRILLCARLTAS DEVELOPMENT, COMPANY.; !r|/y|:.' •
"" '''-:i:'^-' '••'••'.-. •;:"';;::;.';;'NON-WILLIAMSON ^.^K
' ' !: •••'•-- ••— LANDS •' •'J'-y-M
.
TOTAL'ACREAGE: 137.81 Acres ' i :
0 400 N'. LESS DEVELOPED ACREAGE: 15.3 Acres ;i j p—"-j
'•' :: '', : FUTURE DEVELOPABLE:, 122.51 Acres *' ' • '
14 JULY 1987 A
WILLIAMSON ACT CONTRACT AMENDMENT
\\c
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;ACUA HEDIONDA LAGOON /yV'-'v ^V'M i?^ Vi^ V"' • '•':'-':'' '• •
T'-itTOiv .••••• i ^
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^
hx:
^Y\ ' Approx. 27 Acres ^?••*
gricuitural Preserve Acreage ^r^-
\X\\\ to be Swapped for. ~%Z
NonvWilliamson Act Land^
\\ \ \ \
- SWAP AKC/\
>ROX. 27 ACRES
UA\\\\\U '
^' /^'
^N i \ i »\^
\^^ NON-WILLIAMSON' •WIT LANDS/DEVELOPABLE
TOTAl ACREAGE: 137.81 Acres
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-cr
P
\ ANDERSEN'S SPLIT PEAY
Acres
oTT
ACIFIC OCEAN TRAVEL SERVICE?
COMMERCIAL/,
COMMERCIAL TOURIST.
3:
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*ycsa
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CARL SB A D R A i; N'iC H
AUSTIN HANSEN FEHLMAN CROUP CARLTAS DEVELOPMENT COMPANY SKIDMORE, OW1NGS & MERRILL
14 JULY 1987
0 '400 N
t
I Exhibit T
LCP AMENDMENT SPECIFIC PLAN.
CflRLTflScomponv
PLANNING DEPARTMENT g
CITY OF '"
September 18, 1987
Mr. Martin Orenyak
Director of Community Development
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92008
Re: Car Country Expansion
Dear Marty:
This letter confirms the discussions at our meeting with your
staff approximately one week ago, and with you and the Senior
Staff on Monday about the expansion. On Friday, September 18,
1987, we met with the Coastal Commission staff, and the enclosed
documents include the modifications requested by them. All
modifications are marked.
The specific issues not only include the identification of the
area of land currently outside the Williamson Act which will be
made subject to the contract but also the overall issues relating
to the scope of the LCP Amendment which would accompany the Car
Country Expansion.
As summarized below, we continue to believe that the documents,
as submitted to you, not only reflect the scope of agreements
which we believed had been arrived at with the Coastal Commission
(and with your staff earlier this year) but reflect sound
planning, agricultural and coastal policies.
!• Exchange Parcel - Agricultural Issues
The proposed amendment to the Williamson Contract, attached
as Exhibit "A", identifies a parcel of land to be included
in the contract which is located immediately south of the
existing contract land. The property would be surrounded on
three sides by non-contract property including a relatively
small portion lying to the east between the contracted and
non-contracted property. Our determination that this parcel
is appropriate is based upon our analysis of the
requirements of the legislation (that the land be
contiguous, be appropriate for farming, and be at least of
equal quality to that being removed from the contract) and
also longer term considerations related to planning for the
mix of agricultural/open space and non-agricultural uses in
the future.
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 • (619) 944-4090
Mr. Martin Orenyak
September 18 1987
Page Two
This particular parcel is located immediately to the
southeast of a rotation crop now under production, and has
lain fallow for approximately the past three months. It is
intended to be immediately farmed by our lessee and contains
soils in a location below the ridge line which will
protect it against the worst of the winds. To choose a
parcel further up on the ridge would subject the flowering
plants to greater winds and greater concomitant risk of
damage than in the area that we have designated.
Further, the agricultural use in this parcel could be fully
buffered in whatever planning is ultimately done for the
development areas, if we were to remain with the current
development area outside the Williamson Contract rather than
a modified plan.
It is clearly better property and less subject to risk of
disturbance than property lying alongside Palomar Airport
Road where not only substantial traffic will occur but also
substantial development of the roadway itself is proposed
with the concomitant loss of agricultural land for some
period of time while the road improvements are under
construction. The parcel selected also is less subject to
risk of erosion damage because of its topography. Finally,
it lies within the window of visibility from the freeway
along the front ridge, a window of visibility which does not
exist on the most extreme southerly portion.
The proposed LCP Amendment acknowledges special treatment of
the area east of the swap area to enhance the swap area's
agricultural viability.
2. Planning
We believe that the proposed exchange also comforms with
good planning concepts since it sets a significant portion
of the most visible part of the front ridge into the more
restrictive exchanged contract areas. This would be
compatible with the objective of the Citizen's Committee
which was to retain the flower fields on the front ridge.
It will also abut the roadway designed to carry certain
traffic going to Car Country areas, thus providing
visibility to the visitors to the park as well as community
members.
We have discussed with you some additional planning concepts
which would be accommodated by the use of this parcel but
would not be accommodated by locations anywhere else that
might be otherwise consistent with the Act. As you are
Mr. Martin Orenyak
September 18, 1987
Page Three
aware, the swap legislation does not permit subsequent
exchange of a parcel which has once been added to a
contract.
3. LCP Amendment
Four major issues have existed under the current LCP which
we believe to be necessary for resolution within this LCP
Amendment in order both for the Car Country Expansion to
proceed and for us to have guidelines which would permit
additional planning. These include the following:
(a) Acreage for Development.
In order to satisfactorily permit a mix of uses that
economically will accommodate the enhancement of the
agricultural and open space uses, there has been a
consensus that the LCP will be amended to provide that
the area for development would be equal to that portion
not under Williamson Contract (approximately 137
acres). I do not believe there is any disagreement but
it is important from our perspective that this
agreement accompany our commitment of certain areas of
land to the highly restrictive uses of the Car Country.
The use of a Planned Community designator with the
delineation of the development site as the parcels
outside of the Williamson Contract is satisfactory to
the Coastal Staff.
(b) Roadway Alignments.
We have discussed with the Coastal Staff and have
proposed that the amendment permit roadways
accompanying development to be wholly or partially in
the agricultural area. This reflects a belief that the
roadways not only service the agricultural areas in
part, but also provide the major enhancement and
buffering of developed and non-developed areas. The
roadways are an aesthetic link for the community
necessary to carry out the objectives of the LCP, both
as to enhancement of agriculture and access.
Under current law, these public roadways could be taken
out of the agricultural land or Williamson Act Contract
under eminent domain without any dimunition of other
rights of the landowner. To not specify that in
determining the relative development area and
agricultural area that the roadways may be partially or
Mr. Martin Orenyak
September 18, 1987
Page Four
wholly within agricultural and non-agricultural land
significantly diminishes the economic viability of the
long term master planning we have discussed. In
addition, it would diminish the desirability of
providing the Car Country Expansion land as well as the
lands set aside for agriculture that we envisioned. We
believe it inconsistent with the objective of
protecting the agricultural areas as well as the
overall intent of the mixed use plan.
The language in the LCP permits, but does not require,
the roads to be in this kind of configuration. We, in
fact, envision that some roads will be in agriculture
(primarily major circulation and "demising" roads)
' while other roads will be wholly within the development
areas.
(c) Form of Restriction
The current LCP provides in broad language for some
form of "easement for agriculture". From the outset of
discussions about this matter, we have been adament
about satisfactorily clarifying such language because
of uncertainties of definition, the difficulties of
dealing with agricultural viability, and the lack of
any methodology for dealing with modifications, when
and if modifications are necessary (since the
conveyance of an easement is the conveyance of a
property right). We have discussed and believe we have
reached agreement with the Coastal Staff on the use of
a form of deed restriction for the property rather than
an easement. We continue to believe that a deed
restriction is the appropriate mechanism and it is one
which is acceptable to us while the form of easement is
not.
It does not diminish the City of Carlsbad's or the
Coastal Commission's ability to define the areas which
are in agriculture and the standards under which
conversion (if conversion is appropriate) must occur.
It merely permits maintaining governmental land use
control rather than a transfer of land in fee interest.
We believe the regulatory power of the City and the
Coastal Commission is properly exercised through its
land use categorization and regulation and not through
the requirement of conveyance of ownership which the
easement requires.
Mr. Martin Orenyak
September 18, 1987
Page Five
(d) Uses
We believe it is important to spell out in greater
detail the kinds of uses that are permitted on the
agricultural land and the uses should be in conformance
with the Williamson Act so the lands are not governed
by three different sets of statements: ie., LCP, zoning
and Williamson Act. The proposed amendment proposes
donformance with the Williamson Act.
We believe it is in the best interests of the City and
in the long term consistent with the Coastal Act, as
well as agreeable to us, that there be a single
definition covering the property.
After our discussions today with the Coastal Staff,
some clarifying language has been added.
All of the specific language of the attachments and the diagrams
have been preliminarily reviewed by the Coastal Staff and they
are now satisfactory. By separate letter, I have sent Adam
Birnbaum a copy of the revisions with the language worked out in
his office, to assure that we are on track.
We are prepared to discuss these issues further with you or with
Coastal Staff but they are issues critical to proceeding with the
Car Country Expansion. We understand that your staff is
resolving any remaining policy issues and we assume will proceed
with the proposed draft documents (Exhibits "A" and "B").
We ask that your staff review these and let us know if you wish
to discuss any further changes.
Very truly yours,
Carltas--Coi|ipariy"
By:
C.^-Calkins, Manager
CCC/jm
orenyak2.Ice
cc: Michael Howes
Michael Holzmiller
Wayne
PLANNING DEPARTMENT
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
(619)438-1161
City of Cartefcab
September 2, 1987
Randi Coopersmith
AUSTIN HANSEN FEHLMAN GROUP
9605 Scranton Road, Suite 202
San Diego, CA 92121
LOCAL FACILITIES MANAGEMENT PLAN - ZONE 13
Dear Mr. Coopersmith:
The City Attorney has determined that the Local Facilities
Management Plans are projects under CEQA and, therefore, will
be required to address all of the appropriate requirements.
As a result, the Environmental Impact Assessment Form - Part
I will be required to be made a part of the official Local
Facilities Management Plan submittal.
The guidelines for preparing a Local Facilities Management
Plan will be updated to include this requirement. All CEQA
guidelines are a part of the application processing
requirements.
If you have any questions, please call me at (619) 438-1161.
Sincerely,
PHILIP O. CARTER
Senior Management Analyst
POC:bjn
c: Michael J. Holzmiller
Charlie Grimm
Mike Howes
Gary Wayne
Lance Schulte
CflRlTflScompnnv
August 4, 1987
Mr. Martin Orenyak
Director of Community Development
City of Carlsbad
Planning Department
2075 Las Palmas
Carlsbad, CA 92008 !£_
Re: Floral Trade Center
Dear Marty:
Your staff asked that I summarize the relationships and key
issues involved in a proposed Floral Trade Center site plan
adjacent to Palomar Airport Road as to which I have requested
some preliminary staff direction.
I have delivered to your staff some preliminary site feasibility
plans, as well as a number of memoranda relating to the Floral
Trade Center concept. Even if your staff is supportive of the
concepts the facility can only go forward if effectively
subsidized by Carltas and the Ecke family. We are prepared to
take this action because of our involvement in the industry, but
we cannot make it work if it is unlikely that the City would
approve the requested resolution of the threshold . issues
described below. Accordingly, we are asking for your staff's
preliminary guidance.
In general, a central facility dedicated to providing a focus for
wholesale marketing, distribution and related supply/support
services for the Floral Industry has been identified as a
critical need for the continued competitive survival of the
floral industry in North County.
Following substantial concerns to development of such a facility
on El Camino Real, Carltas undertook a preliminary feasibility
analysis of a possible site on Palomar Airport Road utilizing in
part, property owned by Carltas.
To provide an effective facility, Carltas has discussed the
acquisition by joint venture or purchase, of the adjacent
property owned by Trustees for the Kelly family. The trustees
have expressed a general willingness to proceed in conformance
with the proposed site plan submitted to the City.
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 • (619) 944-4090
Letter to Martin Orenyak
August 4, 1987
Page Two
A key element for industry members to locate in such a facility
is the availability of expansion room at a reasonable economic
land cost. If rezoned planned industrial, an option for the
Kelly Trust land located southeast of the facility probably could
be acquired, assuring such potential expansion at an economic
cost less than that required for land immediately adjacent to
Palomar Airport Road.
Key tenants (trucking, wholesaling, auction, suppliers) are in
buildings spread through North County under leases which expire
within the next 18 months. The opportunity to create this
facility thus requires some prompt action.
The crucial conceptual issues for which Carltas needs staff
direction before proceeding further with negotiations with the
Kelly Family Trustees and site planning are the following:
1. Enclosure of the drainage channel from College Blvd. to the
sewer line crossing west of Hidden Valley Road. (See site
plan). This enclosure creates more useable land and solves
potential hydrologic issues.
2. Confirmation of Hidden Valley Road as a four-way
intersection.
3. Support for rezoning/GPA to planned industrial for area
below bluff, southeast of project (see conceptual site
plan).
We believe that this facility will capture and invigorate the
floral industry, and the City's support will be received as a
very significant affirmation of its commitment to the industry.
CCC/ns
Orenyak.Ice
cc: Mike Howes
Lance Shulte
Gary Wayne
CflRlTflScompflnv
July 29, 1987
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Re: Boundary Adjustment - Agricultural Preserve 76-1
Gentlemen:
Pursuant to the provisions of Section 51257 of the Williamson Act
of the State of California, Carltas Company, a California Limited
Partnership and the owner of Agricultural Preserve 76-1, hereby
petitions for the boundary adjustment more particularly described
in the proposed first amendments attached as Exhibit A to this
letter.
Very truly yours,
< Calkins, Manager
CCC/ns
enclosure
petition.Ice
MANfSHFRTER AVE.. SUITE 206 » ENCINITAS, CALIFORNIA 92024 «• (619)944-4090
Draft
7/28/87
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING THE EXECUTION OF AN AMENDMENT TO LAND
CONSERVATION CONTRACT BETWEEN THE CITY OF CARLSBAD AND CARLTAS
COMPANY FOR AGRICULTURAL PRESERVE NO. 76-1, AND AUTHORIZING THE
MAYOR TO EXECUTE SAID AMENDMENT TO CONTRACT.
The City Council of the City of Carlsbad, upon hearing duly
noticed and held hereby makes the following findings pursuant to
Section 51257 of the California Government Code with respect to
the proposed amendment to Land Conservation Contract between the
City of Carlsbad and Carltas Company for Agricultural Preserve
No. 76-1, attached hereto as Exhibit A:
(1) All the land subject to this amendment is located within the
coastal zone and the execution of this amendment is subject
to approval by the California Coastal Commission.
(2) All of the land is located in the City of Carlsbad which is
within a County having a population in excess of 1,500,000.
(3) At least 50% of the land presently subject to the Land
Contract shall remain subject to the Contract.
(4) The land to be added to the Contract pursuant to the
amendment is equal to, or larger in size, than the land to
be removed from the contract.
(5) The land to added to the Contract is equally or more
suitable for agricultural use than the land to be removed
from the contract, and is currently in use for agricultural
purposes. Such determination of suitability has been made
based upon the value of crops, soil quality and microclimate
all of which are substantially equal for such land.
(6) The fair market value of the land to be added to the
contract pursuant to this amendment is equal to or greater
than the fair market value of the land removed from this
contract.
(7) The contract subject to this amendment has been in effect
since February 10, 1976, a period more than 10 years prior
to the proposed amendment.
(8) The boundary adjustment is consistent with the applicable
provisions of a current General Plan, as amended on the date
hereof, and the General Plan designation of the land being
removed from the contract has been subject to change by
amendment to the General Plan adopted on the date hereof.
(9) The land to be added to the contract by this amendment is
within a contiguous body of land constituting Agricultural
Preserve No. 76-1.
(10) The proposed amendment is consistent with the findings
required under Section 51282 of the Government Code in that:
(A) That this amendment is not inconsistent for the
purposes of the Williamson Act; and
(B) The amendment is in the public interest.
Therefore, the City Council of the City of Carlsbad,
California, does hereby resolve as follows:
A. That that certain First Amendment to Land Conservation
Contract between the City of Carlsbad and Carltas
Company for Agricultural Preserve No. 76-1, a copy of
which is attached hereto marked "Exhibit A", and
incorporated herein by reference, is hereby approved.
B. That the mayor of the City of Carlsbad is hereby
authorized and directed to execute said amendment to
contract for and on behalf of the City of Carlsbad,
upon a determination of approval by the California
Coastal Commission as required under Section 51257
Past, approved, and adopted at a regular meeting of the City
of Carlsbad, California held on the _ day of _ ,
by the following vote:
Resolut.con
A
Draft
FIRST AMENDMENT TO 7/28/87
LAND CONSERVATION CONTRACT
G*4Wdr" Agricultural Preserve No. 76-1
By this first amendment dated , 1987, Carltas Company, a
California Limited Partnership, successor in interest as owner to
Carltas Corporation, (hereinafter referred to as "Owner") and the
City of Carlsbad, a political subdivision of the State of
California, (hereinafter referred to as "City"), the Land
Conservation Contract dated February 10, 1976, by and between
Carltas Corporation and the City of Carlsbad (the "Contract") is
hereby amended pursuant to the provisions of Section 51257 of the
Government Code of the State of California in light of the
following facts and circumstances:
A. Pursuant to the provisions of Section 51257 of the
Government Code of the State of California, subdivision
(c) Owner has petitioned the City to permit a boundary
adjustment to include properties within Agricultural
Preserve No. 76-1 and to delete other properties of
identical acreage from said preserve.
B. City has made all determinations required under Section
51257 that such boundary adjustment should be made and
that the amendment stated herein is appropriate, and is
consistent with the intent of Section 51257 to provide
•fie*i±rr±i±y- in the development of a Local Coastal
Program with provision for long term preservation of
agricultural lands.
C. Owner and City desire to further amend the contract to
specify certain uses permitted under the Williamson
Act.
THEREFORE, it is agreed between Owner and City as follows:
Section 1. ADJUSTMENT TO CONTRACT BOUNDARY. I Effective on
the date of this amendment, the land depicted on""* Exhibit A as
"New Contract Land" shall hereinafter be subject to the Contract
and the land designated as "Car Country Expansion" shall be
deleted and no longer subject to the Contract.
Section 2. TERM. For purposes of
term of this agreement with respect tc
hereinmade subject to the Contract and previously not subject to
the Contract, the initial term shall be
the determination of the
the New Contract Land,
doomed -fee-have- commenced
da%e— hereof and Owner hereby waives the right to cancel
this agreement as to such property for a period of 5 years
commencing on the date-hereof and onding one.
L0*
Section 3. SPECIFIC USES. The list of uses delineated in
subpart B of Exhibit B to the Contract are hereby amended to add
the following:
(11) Botanical Gardens, arboretums, and other related and
supporting facilities for the display, and education
about, agricultural and floral products.
(12) Farmer's Markets or similar facilities for the
exclusive sale of agricultural and floral products.
(13) A Floral Auction and related facilities.
/-^tfW-flJE <f tyfi&vpt*. /&JD t&Qflfc
(15) Such otheir compatible uses as the City of Carlsbad may
consider^appropriate— utilizing the standards for a
conditional use permit set forth in the initial
paragraph of this subpart (b) above.
Section 4. CHANGE IN NOTICE. Pursuant to the provisions of
Section 16 of the Contract, notice to Owner shall be addressed as
follows:
Carltas Company, a California Limited Partnership
4401 Manchester Ave., Ste. 206
Encinitas, CA 92024
Section 5. RATIFICATION AND AFFIRMATION OF CONTRACT.
Except as hereinabove set forth, the land conservation contract
dated February 10, 1976 is hereby ratified and confirmed.
Executed on the date first written above.
Carltas Company, a California Limited
Partnership
By:
Paul Ecke, Jr., General Partner
"OWNER"
City of Carlsbad, a Municipal Corporation
By:
, Mayor
"CITY"
[Notarial Acknowledgements]
William.con
A,-Utsr &a»wec SHAU.
Jjvi
TO BE ADOPTED AS LCP AMENDMENT/IMPLEMENTING ORDINANCE
CITY OF CARLSBAD - ORDINANCE
Section ; Carltas Property - Specific Plan/LCP
Implementation.
Section . Applicability. The provisions of this
Section shall apply to the land north of Palomar
Airport Road and east of Interstate 5 described as Assessor's
Parcels 211-010-11, 211-021-13, 14, 15, 18, 19 20, 21, 24, 25,
(hereinafter collectively referred -to as the "Carltas Property"),
and Assessor's parcels 211-021-22, 211-021-23, 211-021-24
(hereinafter referred to as the "Pea Soup Andersen Complex").
Section ___. Required plan; Contents. Before any
building permit, grading permit, discretionary approval,
entitlement for use or development is approved for any of the
Carltas Property for any use, a specific plan shall be prepared
for the entire Carltas ownership located northeasterly of the
intersection. This provision shall not apply to:
(a) Approval for used, ja^Emitted pursuant to the
Williamson Act whether or not the specific property
involved is under contract; or
(b) Approvals for uses on separate legal lots which are
presently developed for non-agricultural purposes.
The plan shall provide for agricultural uses on approximately 345
acres of the approximately 482 acres subject to the plan, and
residential commercial and industrial uses on the remaining 137
acres. It is the intent of this provision to preserve uses
permitted pursuant to the Williamson Act on the same quantity of
acreage as is now within the agricultural preserve, to permit
development on the quantity of acreage now outside the preserve,
and to provide flexibility in the design of the specific plan
respecting the location of agricultural uses to accommodate
expansion of Car Country, community concerns respecting the
location of agricultural lands to be preserved, and to establish
a more rational, and therefore, more stable rural-urban boundary.
It is recognized that some of this land is already developed e.g.
the Pea Soup Andersen complex, and such developed portions of the
Carltas property shall be included in the aproximately 137 acres
which may be developed. Roads shown on the specific plan may be
located entirely or partially within areas designated for
agricultural use. Commercial uses may include hotels, motels or
other facilities designed and intended to accommodate transient
occupants, and public or semi-public facilities.
The specific plan shall provide that lands designated in the plan
for agricultural use may be used for any purpose permitted by the
Williamson Act, including but not limited to Farmer's Market,
Floral Auction, and agricultural distribution, wholesaling, and
supply facilities, and shall be preserved in such use for so long
as agricultural use is a viable use, but not in perpetuity.
Final approval of the specific plan shall provide as a condition
before such specific plan is effective that the owner of the land
to be subjected to the specific plan shall record a declaration
of restrictions with respect to the land designated for
agricultural use in substantially the following form:
11 This property may be designated for agricultural use in a
specific plan approved by the California Coastal Commission
pursuant to the City of Carlsbad Local Coastal Program. If
it is so designated, the plan does not permit its use for
any purpose other than uses permitted pursuant to the
Williamson Act for so long as agricultural use is viable on
the property or until the specific plan is amended - a
process which requires Coastal Commission approval. The
purpose of this declaration is to give notice of these
circumstances to any prospective purchaser of the property
and to forestall any later plea of hardship by any such
purchaser that the property was acquired without notice of
the restrictions on use. This declaration is intended to
give notice only and is not intended to itself operate to
restrict the property in any way. Reference is made to the
Carlsbad Local Coastal Program, the specific plan, the
Carlsbad City Planning Department and the California Coastal
Commission staff for more complete information concerning
this matter. Other restrictions (e.g. the Williamson Act)
may affect the use of this property."
The presentation and adoption of a specific plan in conformance
with the foregoing shall not be deemed to prohibit an additional
or superceding specific plan so long as such a plan is consistent
with the foregoing, and is approved by the California Coastal
Commission, or its successor as governing agency for usch coastal
matters.
Section . Carltas Property Specific Plan. Pursuant
to Section HHHZ__^ above, the following specific plan is
adopted in conformance with the requirements of California
Government Code Section 65450-57 and is comprised of the
following text and accompanying diagram (Exhibit 1).
(a) Distribution, location and extent of the uses of land,
including open space within the area covered by the
plan.
Exhibit 1 illustrates the distribution, location and
extent of the uses of land, including open space. The
following table is a numerical summary of information
provided in Exhibit 1.
Carltas Property
Land Use Summary
Land Use
Agriculture/Open Space/Roads
Auto Center Expansion
Resort Hotel/Casitas/Town Center &
Office/Corporate Hdq/Retail/Civic
(Using planned community zoning)
Pea Soup Andersen's Complex
(Commercial Tourist Serving uses)
Acreage
347
27
94.7
15.3
(b) Proposed distribution, location, and extent and
intensity of major^jsesomponents of public and private
transportation, sewage, water, drainage, solid waste,
energy and other essential facilities proposed to be
located within the area covered by the plan and needed
to support the land uses described in the plan.
The Local Facilities Management Plan - Zone 13 will
provide an inventory of existing and proposed
facilities, a phasing schedule that establishes the
timing for the provision of facilities in relationship
to demand, and a financing plan that establishes
various methods of funding facilities and improvements
that are identified by the plan as needed. Pursuant to
the City's Growth Management Plan Title 21, Chapter
21.90, the -Zone 13 Local Facilities Management Plan
shall be approved by the Carlsbad City Council as part
of the development review process.
(c) Standards and Criteria by which development will
proceed, and standards for conservation, development,
and utilization of natural resources, where appropriate
a program of implementation measures including
regulations, programs, public works projects, and
financing measures necessary to carry out items (a) and
(b).
Consistent with Chapter 21.38 of the Carlsbad Municipal
Code, zoning and development standards will be prepared
which address the project as a whole, as well as
individual districts. Specific regulations and
standards for the conservation of natural resources
including open space areas designated within both urban
and non-urban areas will be provided. Each district
will include a self-contained set " of development
standards patterned after the City's zoning ordinance.
Areas which will be covered include permitted uses,
building height, coverage, setbacks, parking, and
architectural and landscape guidelines. As previously
indicated, methods of financing public works projects
will be adopted as part of the Zone 13 study.
(d) Relationship of the specific plan to the general plan.
Under governing state law, adoption of the specific
plan as a part of the Carlsbad Local Coastal Program
will be followed by conforming general plan amendments.
Section . Design Policies for Boundary Between
Agricultural/open Space and Development Areas. To facilitate and
encourage the preservation of agricultural/open space uses,
design policies shall be adopted and implemented for all areas
with a common boundary between agriculture/open space and
development as follows:
(a) All buildings and structures shall be designed and
located to face in such a manner as to create
opportunities for adequate setbacks between
agricultural/open space and developed areas.
(b) Where appropriate, fencing, mounding, hedges or roads
shall be used to provide a buffer between
agricultural/open space and developed uses.
(c) Where possible, naturalized grasses and natural
vegetation shall be utilized to provide a transition
between agricultural/open space and developed areas.
(d) All buildings shall incorporate special construction
techniques to provide attenuation from noise typically
associated with agricultural uses.
Section _. Notice to Occupants. The properties
adjoining agricultural lands shall also be subject to the
following notice and acknowledgment of agricultural uses and
impacts by any purchaser or tenant.
"This land is located adjacent to or in the vicinity of
property utilized for agricultural purposes, and occupants
of the this property may be subject to inconvenience or
discomfort arising from the use of agricultural chemicals,
including herbicides, pesticides and fertilizers; and from
the pursuit of agricultural operations, including plowing,
.spraying, pruning and harvesting which occasionally generate
dust, smoke, noise and odor. The City of Carlsbad has
established agriculture as a priority use on productive
agricultural lands, and residents of adjacent property
should be prepared to accept such inconveniences of
discomfort from normal, necessary farm operations."
Section . Integration of Provisions. Upon
adoption, the foregoing ordinances shall supercede all prior
provisions of the Local Coastal Program affecting the property
subject to the foregoing.
3m
' LCPAMEND.MCC
ACUA HEDIONOA LAGOON
\\\
PLANNED COMMLMTY
\ \\ \\ KirtKMA/t IIAANON-WUIAMSON
ACT LANDS/DEVELOPABLE
137.81 .Acres
SERVOS
COMMERCIA17
COMMERCIAL TOURIST ZONE
AUSTIN HANSEN FEHLMAN CROUP Carttas Development Company SWDMORE, OWINGS & MERRILL
NON-WILLIAMSON
ACT LANDS
TOTAL ACREAGE: 137.81 Acres
LESS DEVELOPED ACREAGE 15.3 Acres
FUTURE DEVELOPABLE: 122.51 Acres
14 JULY 1987
1985 IMPLEMENTING AGREEMENT BETWEN OTY OF CARLSBAD,
COASTAL COMMISSION AND OWNER
5,soo.«>
5650.00
2075 LAS PALMAS DRIVE
CARLSBAD, CA 92009-4859
City ot Cartebab
COMMUNITY DEVELOPMENT
July 23, 1987
Christopher C. Calkins
Manager
Carltas Company
4401 Manchester Avenue
Suite 206
Encinitas, CA 92024
TELEPHONE
(619)438-1161
ZONE 13 LOCAL FACILITIES MANAGEMENT PLAN
I am in receipt of your letter dated July 13 regarding the baseline
assumption for Zone 13. We, too, have a basic understanding that the
acreage, not subject to the Williamson Act (approximately 135 acres), will
be supported by both City and County staffs. Our conversations, both
past and present, with Coastal staff indicate that the 90 acres currently
approved for development on your property was never written in stone
and that any proposed new Master Plan could be supported with an
acreage figure higher that 90 acres. The figure 135 acres has been
bantied about for a number of years and we are satisfied that this
figure is appropriate for your Master Plan. However, you must
understand that staff has no recourse but to use the adopted approved
90-acre figure that is currently approved for the area in preparation for
analysis of Zone 13 Local Facilities Management Plan. That is not to say
that the 135-acre figure can and should not be used. However, it must
be used in the context of an amendment or a supplement to the data
necessary to start and ultimately complete the Zone 13 Plan.
Staff has indicated to me that they have informed your consultant, Randi
Coopersmith, of this and although he is not in total agreement, he does
understand that staff cannot use an arbitrary baseline figure to
establish acreages in the zone. We are required, under the Growth
Management Plan, to base all of our assumptions in plan preparation
upon approved existing master plans, zoning designations, and/or the
General Plan.
This issue is not unique to your property or project. The Scripps
Hospital and the HPI Development are both proposing major amendments
to land use in their respective zones. Their zone plan preparers are
also required to provide two senarios in providing data to be used in
approving their zone plans.
Christoper C. Calkins
July 23, 1987
Page 2
I hope this clears up this matter once and for all. If you require any
further information or assistance from this office, please do not hesitate
to call.
MARTIN ORENYAK
Director
hmj
Randi Coopersmith
Planning Director
Lance Schulte
Mike Howes
CfiRlTflScompflnv
July 13, 1987
Mr. Martin Orenyak
Director of Community Development
City of Carlsbad
Building, Planning & Engineering Dept.
2075 Las Palmas
Carlsbad, CA 92008
Re: Zone 13 Local Facilities Management Plan
Dear Marty:
Thanks for checking into and confirming the baseline assumption
for Zone 13. We understand that the baseline .assumption will
reflect the 1985 understanding between the City of Carlsbad,
Coastal Commission staff, and the Carltas Company regarding
implementation of the Local Coastal Plan. This understanding
specifically contemplates that the acreage not subject to the
Williamson Act (approximately 135 acres) will represent the
development acreage in preparation of a Master Plan and that the
Car Country expansion will be included within that acreage. The
amendment to the Williamson Act to permit the exchange was the
first part of a series of actions reflecting this agreement, to
be followed by further appropriate city and coastal actions.
We understand that the acreage being included in Zone 13 will be
this initial 135 acres reduced by (i) the 27 +/~ acre expansion
of Car Country and (ii) the 15 +/- acre property improved with
Pea Soup Andersen facility. I have directed Randi Coopersmith to
prepare the explanatory exhibits illustrating the mix of uses and
derivation of the Baseline data reflecting the.foregoing.
Sincerely yours,
calkins, Manager
CCC/ns
cc: Randi Coopersmith
"if See Howes
baseline.Ice
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 • (619) 944-4090
San Diego Gas & Electric
& *
/£ «M. 1987
July 10, 1987 IS ^*«ENT \
\\i
CARLSBAD £/
x''1'''
<t*'
%6?gZLt^r
City of Carlsbad
Michael J. Holzmiller
Planning Director
2075 Las Palms
Carlsbad, CA 92009
San Diego Gas & Electric Company agrees to the preparation of a Public
Facilities Plan for Zone 13. It is SDG&E's intent to actively
participate with Carltas Company, the other landowner in Zone 13, in
preparation, submittal and processing of the plan.
E. M. Gabrielson, Manager
Land & Environmental Department
cc: Carltas Co.
POST OFFICE BOX 1831 • SAN DIEGO, CALIFORNIA 92112 • TELEPHONE: 619/696-2000
-7-7-87
MEMORANDUM
RE: Land Use Assumption - Carltas/Carlsbad Ranch
DATE: July 7, 1987
The purpose of this memorandum is to discuss the base criteria
for LPFP analysis for the Carltas Carlsbad Ranch.
The properties are subject to a series of conflicting land
designations, some of which have been fully implemented, many of
which are only partially implemented.
After reviewing these conflicting designations (including
residential designators) it was the consensus of Carlsbad City
Senior staff and the land owner, Carltas Company, that the
designation/uses contemplated by the coastal plan be utilized.
The coastal plan provides two different elements:
1. A 90 acre (approximately) mixed use commercial development
reflected in the Mello I Draft; and
2. An agreed expansion of Car Country and the mixed use area to
include the entire protion of the property outside of
Williamson Contract (approximately 137 acres) .
Included in this 137 acres are 15 acres partially developed with
the Pea Soup Andersen Hotel and Restaurant.
Thus the total acreage contemplated for mixed use/Car Country
Expansion (after reduction for Pea Soup Andersen) is
The 90+/- designation is reflected in the draft Meliso^E<' The
additional acreage is reflected in the letter of June ^V, 1985
attached. This letter was drafted and submitted at the request
of the City of Carlsbad following approval of legislation
permitting a Williamson Act Exchange.
As controversy developed over the Mello II amendment requested by
the City, Carltas was requested to delay its amendment until
after the Mello II amendment was adopted, and the other actions
necessary by the City for Car Country expansion could be taken.
For purposes of Zone 13 (after amendment to move the Car Country
expansion into Zone 3) the assumption should be approximately 90
acres, mixed use commercial.
LAW OFFICES OF GERALD DAWSON
7851 MISSION CENTER COURT, SUITE IO3
SAN DIEGO, CALIFORNIA 92108
TELEPHONE I6IOI 297-5911
June 27, 1985
California Coastal Commission
Attn: Chuck Damm
6154 Mission Gorge Road, Suite 220
San Diego, CA 92120
Dear Commissioners:
On behalf of Carltas Corporation and Paul Ecke, it is
respectfully requested that the L.C.P. for the City of Carlsbad
be amended to permit up to 135 acres of development out of the
approximately 520 acres owned by the Eckes north of Palomar
Airport Road and east of Paseo del Norte.
The reasons for this request are that the current provisions
of the L.C.P. are inconsistent with the agricultural preserve
contracts, the balance between developable land and land to be
subjected to an agricultural easement is unfair, and the
unanticipated need for additional land to permit commercial
development, particularly the expansion of Car Country.
The amendment proposed would create consistency between
the approximately 385 acres committed to agriculture pursuant
to the Williamson Act and the area to be subjected to an
agricultural easement pursuant to the L.C.P.
The balance of 135 acres of developable land to 385 acres
to be subjected to an agricultural easement is fairer in light
of provisions for mixed uses in other L.C.P.'s where a 50-50
split is common.
The immediate cause of the need for additional commercial
development arises from the need to accommodate the expansion of
Car Country. The City's request that the Eckes accommodate this
use on approximately 37 acres east of the existing facility is
designed to ensure the maintenance of a contiguous land use
which is vital to the City's economic well-being, will lead to
a more stable rural urban boundary, and minimize rural urban
conflict.
The amendment proposed would facilitate the Car Country
expansion which would require the master plan and granting of
the easement the Commission presumably desires.
California Coastal Commission
June 27, 1985
Page 2
Except with respect to acreage, no other change is proposed
to the policies of the current L.C.P. insofar as they affect the
/ Ecke interests. This is predicated upon our understanding of
/' the language in the current L.C.P. that a permanent commitment
i--^ to agricultural use means a permanent commitment for so long as-'"'
'7 y agriculture is an economically viable or feasible use and is
' / /not a commitment in perpetuity.
K '^^
,,!*• l/y ^ We wiH be pleased to work with you and your staff to "'pV
I [LI <fO^ . facilitate the adoption of an L.C.P. which accommodates the
\l-~> \-/f ' lP*'' interests of all concerned.
V »'f^truly yours,
"ti">U1 """/,,J!*:T' Sl'"^
Gerald M. Dawson
GMD:Ib
cc: Mayor Casler
Councilman Chick
City Manager, Frank Aleshire
Paul Ecke, Jr.
John Bjornstad .
Don Agatep
LAW OFFICES OF GERALD DAWSON
7851 MISSION CENTER COURT, SUITE IO3
SAN DIEGO, CALIFORNIA 92108
TELEPHONE 1619) 297-5911
September 24, 1985
Mr. Chuck Damm
California Coastal Commission
1333 Camino Del Rio South
Suite 125
San Diego, CA 92108
Dear Chuck:
Please delay processing the request of Carltas Corporation
and Paul Ecke for an amendment to the Carlsbad L.C.P.
After meeting with representatives of the City it would
appear more desirable at this time to present the L.C.P. _^
amendment issue if and after the City has amended its iffo
General Plan and given the other approvals necessary
to accommodate the expansion of Car Country. It is anti-
cipated the boundary adjustment to the agricultrual pre-
serve would be presented to the Commission concurrently
with these other requests. The City cannot act on the
boundary adjustment until after it has been approved by
the Commission.
Please advise me at your earliest convenience if this plan
of action presents any problem.
Very truly yours,
GERALD M. DAWSON
GMD:bs
cc: Mayor easier^
Councilman Chick
City Manager, Frank Aleshire
/Paul Ecke, Jr.
John Bjornstad
Don Agatep
Gary E. Wayne
Un class V through- Llass Viii agricultural ianils:
Development .ay be permitted subject to the ,ne regulation as for
Class I through Class IV lands, with residential development
density credit assigned at a maximum of two units per gross acre.
C. Additional Uses if.Existing.Legal.Parcels.are Developed as a Single
• Unit According to a Master Plan as in Part VIII;
. (1) Either general commercial or residential uses may be developed on
up tol£& acres included within assessor parcels 211-021-13-"through
15 and -18 and -20. This development shall be clustered along
Palomar Airport Road and Paseo del Norte.' If residential uses are
constructed they shall be at a maximum density of 12 units per acre
and subject to all other requirements of this zone. Commercial uses
as permitted in the general commercial zone Ch. 21.28 are allowed.
The portions within assessor parcels 211-021-13 through 15-18 and -20
that are already developed shall be subtracted from the maxjmum -99-1-5*
acres available for new development, so that a maximum o
including existing and new development is allowed.
\UHO
CflRlTflScompflnv
July 1, 1987
Mr. Martin Orenyak ' < U; !: - ^ •'- •-
Director of Community' Development
City of Carlsbad JUL 6
2075 Las Palmas .
Carlsbad, CA 92008 • AUoii?j;-;AMsn','i;i:;w1?^r??oup
I
Re: Carltas/Car Country
!
Dear Marty:
Thank you for advising me that you have assigned to Mike Howes
responsibility for coordinating all Carltas matters involved in
the Carlsbad Ranch related activities which are before the City
of Carlsbad.
I understand that Mike will be able to act as a central
coordinating point for the interrelated aspects of Car Country
Expansion, modifications of the LCP, Williamson Act, roadway
assessment matters and site planning issues, and will be able to
get the responses from the various people that are necessary to
be coordinated for in order to make matters move forward.
Randi Coopersmith will act as the principal representative for
all Carltas matters interfacing with Mike although John White and
I are available at any time to respond to any particular issue,
and would like to do so to expedite the processing of material
and resolution of any questions which may arise.
We recognize that the Car Country Expansion with the $300,000 to
$600,000 per year in increased sales tax revenues to the City are
important elements in planning for the long term fiscal needs of
the City, and accordingly, we; will use our best efforts to
facilitate bringing that project on line as soon as possible.
yours
ir C. Calkins
Manager
CCC/jem/ORENYAK5.LCC
cc: Randi Coopersmith
John White
Mike Howes
Charles Kahr
Kathrin Moore
. i ' i 4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 • (619) 944-4090
CflRlTflJcompflnv
June 29, 1987
Mr. Lloyd Hubbs, City Engineer
City of Carlsbad
Building, Planning & Enginering Department
2075 Las Palmas
Carlsbad, CA 92008
Re: Carltas/Palomar Airport Road
Dear Lloyd:
Thanks for calling last week to confirm that planning with the
four-way intersection, as we have discussed, on Palomar Airport
Road is the sole access north and south to the property, is
appropriate.
I understand from Marty Orenyak that' you will be meeting
collectively to discuss responding to the overall issues
involving both the Carlsbad Ranch and Car Country expansion.
Please let me know if you require additional information at this
stage_,
y yours,
,jher C. CalkinsMana'
CCC/jm
HUBBS.LCC
cc: Marty Orenyak
RECEIVED
JL'L 11987
CITY OF CARLSBAD
Building Department
A\/c <^i HTF 206 • ENCINITAS. CALIFORNIA 92024 • (619) 944-4090
^IflRlTflScomponv
June 24/1987
Mr. Martin Orenyak .
Director of community Development
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92008
Re: Zone 13 Local Public Facilities Management Plan
Dear Mr. Orenyak:
The purpose of this letter is to request that pursuant to Section
21.90.120 (d) of the Carlsbad Municipal Code, the City Council
designate Carltas Company as the owner in Zone 13 to prepare the
Local Public Facilities Management Plan.
As I have previously discussed with you, we have had discussions
with San Diego Gas & Electric Company, the remaining owner in
Zone 13, which has informally indicated no objecton to Carltas so
acting but has not as yet taken any formal action in response to
our letter requesting consent. Accordingly, because of time
constraints, we request that the City proceed pursuant to the
provisions of the aforementioned Municipal Code to notice a
hearing at which date designation of Carltas Company will be
made.
Very truly yours,
Car/itis c fornia Limited Partnership
ris^opher C. Calkins, Manager
CCC/jem
ORENYAK^.LCC
cc: San Diego Gas & Electric Co., Attention: Michael Dudley
U,T I N
H A l\l S E N
F E H N
- G R JO U P -
ARCHITECTURE
INTERIOR DESIGN
LAND PLANNING
URBAN DESIGN
LANDSCAPE
ARCHITECTURE
STRUCTURAL
ENGINEERING
DOUGLAS AUSTIN.AIA
DONALD HANSEN.AIA
MARK FEHLMAN. AIA
RANDY -ROBBINS. AIA
RANDI COOPERSMITH
I ASSOCIATES:
' DON PENNINGTON, AIA
BILL CARPENTER
9605 SCRANTON RD.
SUITE 202
SAN DIEGO. CA92121
(619) 458-1361
June 15,1987
Michael Holzmlller, Director of Planning
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92008
Subject: Carlsbad Ranch - Palomar Airport '
Mike:
Thank you for meeting with us last week. After our meeting, I reviewed my
correspondence with Marty Orenyak which summarizes the content of our April
29 meeting with City staff. Item 7 of my enclosed May 4th letter concerns the
ability of Carlsbad Ranch to obtain a full, four-way Intersection along Palomar
Airport Road between Hidden Valley Road and Paseo de Norte. After the meeting,
Chls Calkins, John White and I all understood that although an exact location has
not been established, we would be allowed to have an intersection on Palomar
Airport Road. Marty's letter, which is also enclosed, clearly confirms our
understanding concerning this Intersection. The land planning concepts for
Carlsbad Ranch are all predicated on the ability to locate an Intersection on
Palomar Airport Road. This is an absolutely critical issue. Carltas has proceeded
on good faith and provided the City with planning and traffic studies. As you
remember, these studies were specifically requested by City staff. Hopefully,
this letter will resolve any possible misconceptions.
If you have any further comments or would like to discuss this matter in a
meeting, please feel free to call me or Chris Calkins.
itfully,
Randj^Coppersmith
Vice President/Director of Planning
AUSTIN HANSEN FEHLMAN/GROUP, INC.
RC/RM/tp
Enclosures
cc: Chris Calkins
Marty Orenyak
John White
Lloyd Hubbs
ARCHITECTURE
|N1£.r?iC>R DESIGN
LAND PLANNING
URBAN DESIGN
COL 3,^.3 A •_"'•.. i-' A
,' RAND-
A$;OC:A7ES
rENNiNG'GN MA
LL CA^EN'EP
:_. Mff/4,1987
MartyOrenyak
Director of Community Development
City of Carlsbad
2075 Las Palmas .
CarIsbad.CA92008 . ..- ;'./::. . .
Re: Carlsbad Ranch/Car Country Expansion ; - • •','/'.
Marty: > :
V/e enjoy.jJ mi.sUng wilh you the other day and kck forward to many more
productive meetings. We, of course, are very interested in making rapid progress
on both the car country sxp&nsion and the overall site master plan. The purpose
of this letter is to summarize the conclusions of that meeting. I have attempted to
list them below and would, of course, appreciate any comments or corrections you
may have. Unless we hear otherwise, we will assume these to be the ground rules
&y which W2 will go forward in the developing and processing of our Local Public
Facilities Plan, Local Coastal Plan Amendment and the car country expansion and
overall site Master Plan. A listing of the conclusions follows: ••••••
1. City staff will v.ork with the Eckes and the Coastal Staff to determine the
required level of information necessary to allow the processing of the car"
country exrsnsion and master plan, in approximately three weeks we
will be prepared to submit a Concspl'jal Plan .and local Coastal Plan
Amendment for the Carlsbad Ranch site. This information will identify
the urban-rural boundaries and areas to be developed for the site.
2. The city will amend Public Facility Zone -3 to include the car country
expansion. This wiM allow for a fast-track processing of that project.
3. Within thirty (30) days after submittal of the Conceptual Plan, we will
submit Tentative Map and Initial Evironmental Review for the car
country expansion.
4. For pur poses of preparing the Local Public Facilities Plan for Zone * 13
and the Carlsbad Ranch site, we will use the existing Local Coastal Plan
designation''-which shows approximately 90 acres of' mixed uses
(industrial, commercial, residential) at the northeast.corner of Paseo.del
Norte and Palomar Airport Road.
5. For purposes of preparing the facility plan for Zone* 13, we will include
San Diego Gas & Electric's property.. To determine the required service
and facility needs of their property,"we will assume approximately 50
ocres of travel service with the remainder of the property being open
space. A statement within the zone plan will also be included which notes
that at a future date San Diego Gas & E'^ctric may submit a master plan
and/or amend the Local racilities Zone Plan accordingly.
5605
SAN
S'j'i'E :?2
Marty Orenyak
May 4,1987
Page Two
6. -Should Ihe inclusion of San Diego Gas & Electric property within Zone
* 13 substantially delay the processing of the facilities plan, the City will
take the matter to City Council to either am and the zone boundary or
eliminate the requirement for San Diego Gas & Electric to part.ieipate .in
' the zone plan as it relates to the Carlsbad Ranch property! ': •
7. Although the exact location of the intersection has not been determined, we
will proceed with the understanding that a full, four-way intersection
along Palomar Airport Road will be allowed for the Carlsbad Ranch site by
the City between Hidden Valley Read and Paseo del Norte. The exact
location of this intersection will be determined at a later date as part of
the Local Public Facilities Plan'and Master Plan fur the project. It is also
understood that dxess rights along the Carlsbad Ranch property on
Palomar Airport Road in addition to this single four-way intersection
will be waived as part of the Master Plan and Local Public Facilities Plan.
8. The City will work closely with the Eckes in the timing and processing of
the Local Public Facilities Plan and Master Plan for the Carlsbad. Ranch
site. Inherent in this understanding is your statement that a time
schedule similar to scenario three (approximately 151/2 weeks) for the
processing of the Lor.l Facilities Plan and the Master Plan for the site
will be .adhered to. . . '. .-.-'•:.-
I hope that the above accurately reflects the conclusions of our meeting on April
28, with you, Michael Holzmiller and Lloyd .Hubbs. Again, should you have any
comments or corrections, pleese let me know at the earliest possible date.- Unless
otherwise^] informed, we will be proceeding on the Local Facilities Plan and
Master Plan for the site utilizing the above assumptions.
Respectfully,
Randi Ccfcpersmith
Y)C\<Ewsidenl/D)reclGr of Planning
AUSTIN HANSEN FEHLMAN/GROUP, INC.
RC/tp
cc: Chris Calk ins, Car Itas Co.
Michael Hoizmi Her, City of Carlsbad Ple.tning Department
Llcyd Hubbs, City of Carlsbad Engineering Department
John White, Carltas Co.
Kalhrin Moore, SOM
f
2075 LAS PALMES DRIVE
CAiu L.LIAU, CA :).:ixrj AUI/TELEPHONE
(619) <ja-)161
Citp of Cartebab
COMMUNITY DEVELOPMENT
•;•;;{•• •--
May 20, 1987
Randi Coopersmith . '. • •
Vice President/Director of Planning •?•.'...
Austin Hansen Fehlman Croup ' ' ' '
9^05 Scranton Road
Suite 202
San Diego, CA 92121
CARLSBAD RANCH/CAR COUNTRY EXPANSION
Sorry for the delay in responding to your letter, dated May t, regarding the
Carlsbad Car Country expansion. I have, just a cduple of corrections to the
conclusions that you documented in your letter,
Number 2: The City will amend Public Facility Zone 3 to include the Car Country
expansion. ... . ; .
This would be more accurately reported as that the staff may recommend to
the Council an amended boundary map of Zone 3 to include the Car Country
expansion. Obviously we cannot at this point change the Facility Boundary Map
without the concurrence of City Council. . .
Number 3: Within thirty (30) days after submittal of the Conceptual Plan,
we will submit Tentative Map and initial Environmental Review for
the Car Country expansion.
As you know, that until Zone Plans are completed, we could not by ordinance
work on or accept any Tentative Map arid/or Environmental Reviews for projects
that are included within an uncompleted zone. However, Zone 3 has been approved
and, if we did in fact amend the Zone 3 to include Car Country expansion,
we could process that portion of the plan.
Number 6: Should the inclusion of San Diego Gas & Electric property within
Zone 13 substantially delay the processing of the Facilities Plan,
the City will take the matter to City Council to either amend the
zone boundary or eliminate the requirements for San Diego Gas &
Electric to participate in the zone.plan as it relates to the Carlsbad
Ranch property.
I have n< recollection cf us saying exactly what you have reported us to say
in Item No. 6. I think we talked around that issue and said that we would
defer any decision., or certainly was my intent to defer any decision, regarding
this question until wu had more information to deal with.
RANDI COOPERSMITH
May 20, 1987
Page 2
Number 8: The City will work closely with the rckes in the timing and processing
of the Local boundary map of Plan ar.d the Master Plan for the Carfsbad
Ranch site. .'-. . .
•••"'-. -" .. '" • . - '.*'.' . •
You go on to say, "... th?t a time schedule similar to Scenario Three (approximately
151 weeks) for the processing of the. Local Facilities Plan and the Master Plan
for the site will be adhered to. • .-...''-' '
We obviously can't guarantee it here as to any time frame at this' point. I hope
we didn't mislead you by our statements that we would certainly work very closely
with the Eckes and the Carltas Corporation regarding the, processing of the
Local Facilities Plan, but obviously we could not guarantee on any scheduling
since we don't know what staff's workload will be at that time and how many
Zone Facilities Plans we will be processing.
The bulk of your letter and your assumptions adequately address the issues
that were discussed at our last meeting. I think that just clarifying the points
that I have just related will make that an adequate representation of the discussions
and agreements that were made at the time of the meeting. .
hmj
C:Chris Calkins, Carltas Co,
John White, Carltas Co.
Planning Director
City Engineer
J _L
A U S T N
H A N S E N
F E H L/l/l A N
- G R O U P -
ARCHITECTURE
INTERIOR DESIGN
LAND PLANNING
URBAN DESIGN
LANDSCAPE
ARCHITECTURE
STRUCTURAL
ENGINEERING
DOUGLAS AUSTIN.AIA
DONALD HANSEN.AIA
MARK FEHLMAN. AIA
RANDY ROBBINS, AIA
RANDI COOPERSMITH
ASSOCIATES:
DON PENNINGTON, AIA
BILL CARPENTER
9605 SCRANTON RD.
SUITE 202
SAN DIEGO, CA 92121
(619) 458-1361
June 9,1987
Michael HolzmIller, Planning Director
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92008
Subject: Zone 13 Buildout Assumptions
Mike:
As a follow-up to our meeting of June 8, we have put together a program to be
analyzed for the Zone 13 Plan. Enclosed is a 200' scale constraints map of Zone
13. Our assumptions are as follows:
1 . The City will Initiate and ultimately approve deletion of the Car Country
Expansion from Zone 13. ,-f r\> :, ,t /, ,A 4 (\$y" """ '" ' V " """
"7
.? 2. The Zone 13 Plan will use 9Cf developable acres for Carltas and
developable acres for SDG&E. This is consistent with the Local Coastal
Plan.
3. The adopted LCP land use desiqnations of a mixed use General
Commercial /Residential (12 du/ac) will be used for ultimate buildout
rather than the City's General Plan for Carlsbad Ranch. The San Diego Gas
and Electric property will be Travel Services Commercial and Open Space
(see letter from Marty Orenyak dated May 20, 1 987).
' 4. Every gross developable acre of Industrial /Commercial acreage would
result in a maximum square footage yield of 30£ (City standard for
unsubdivided property).
5. Those portions of Palomar Airport Road and Cannon Road fronting areas
designated for uses other then open space have been subtracted from the
developable acreage ( i.e. constrained areas).
6. Other constrained areas are defined in a manner consistent with the
Citywide Facilities and Improvements Plan.
I look forward to discussing our program and assumptions with you and a member
of your staff.
ctfully,
RanoifioQpersmith
Vice President/Director of Planning
AUSTIN HANSEN FEHLMAN/GROUP, INC.
RC/RLM/tp
Attachment
Attachment
Michael Holzmiller Itr.
June 9,1987
Page Two
CITY OF CARLSBAD
ZONE 13, LOCAL FACILITY MANAGEMENT PLANS
I. ZONE 13 GROSS ACRES
A. Carltas Acres - 443
B. SDG&EAcres- 257
TOTAL 700
II. CONSTRAINED ACRES
A. Carltas
1. Constrained Acres within Developable Areas 0
2. Constrained Acres within Open Space Areas 6.13 (25-40/1 slope)
2.03 (40*> slope)
B, San Diego Gas & Electric
1. Constrai ned Acres withl n Developable Areas .17 (25- 40 % slope)
1.9 (40£> slope)
2. Constrained Acres within Open Space Areas 26.76 (25-408 slope)
8.56 (40X> slope)
III. NET DEVELOPABLE ACRES
A. Carltas . 90
B. SDG&E . 48.
TOTAL 138
Attachment
Michael Holzmiller Hr.
June 9,1987
Page Three
IV. BUILDOUT ASSUMPTIONS
A. Carltas
Gross Acres 90
Less Hotel/Residential Areas 12
78
Less Palomar Airport Rd. improvements* £
77.5
77.5 acres x 30^** = 23.25 (Non-residential Acreage)
23.25x43,560 = 1,012,770 sq.ft.
Program - 12 acres (Hotels/Residential). + 1.01 million sq. ft. of Non-residential
uses
B. San Dieoo Gas & Electric
Gross Acres 48
Less Hotels/related uses 26.
22
Less North side of Cannon Rd. Imp. 0 (less than 112 acre)
24
22 acres x 30$ = 6.6 acres
6.6 acres x 43,560 = 287,496
Program - 26 acres (Hotels/related uses) + 287,000 sq. ft. of non-residential use
* See Assumption 5
** See Assumption 4
CflRlTflScomponv
June 8, 1987
Mr. Marty Orenyak
Director of Community Development
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92008
Dear Marty:
Delivered to you with this letter is a letter specifying a series
of actions involving either our consent to action, or our request
for the city to take action to accomplish the expansion of Car
Country and the necessary implementation of the Local Coastal,
Plan as well as the "swap" legislation enacted last year for the
Williamson Act.
The specific legal descriptions required will be forthcoming
along with the tentative map as soon as we have received
confirmation that these actions are appropriate from the City's
point of view.
It is our desire to see this proceed as quickly as possible and
we understand that time frames may not permit approvals in such
manner as to permit grading for purposes of a Car Country
expansion prior to October 1, 1987.
We believe that the grading envisioned for the Car Country
expansion will also create better farmable acreage and we may
request an Agricultural Grading Permit to permit reconfiguration
of the land in a manner which would ultimately accommodate the
Car Country expansion but would also permit better farming
utilization (lesser grades, better drainage) prior to September
1, 1987. We would not want to request such a permit if the City
did not feel it to be appropriate, consequently we request your
guidance prior to mid-July.
Please let me know if there are any questions regarding the
enclosed.
Very truly yours,
Carltas Company
^Christopher C. Calkins
Manager
CCC/jm/ORENYAK2.LCC
i if—rf'-M—lK il A <~tO/-\O A _
CflRlTflScomponv
June 8, 1987
Mr. Marty Orenyak
Director of Community Development
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92008
Re: Car Country Expansion/Ecke Ranch
Dear Mr. Orenyak:
We have previously discussed a proposed expansion of Car Country
in accordance with the diagram attached as Exhibit "A". Based
upon our conversations and to - facilitate this expansion, we
request and agree to the following action:
1. We agree and consent to an amendment to the zone plan
pursuant to which the expansion area depicted in
Exhibit "A" would be deleted from Local Public
Facilities Zone 13 and included in Local Facilities
Zone 3.
2. We request that Specific Plan 19, which provides for
the current Car Country, be amended to include the
additional acreage depicted on Exhibit "A". We will
submit a tentative map promptly to delineate-- the
parcelization within the area.
3. We request that the city adopt as an implementation
ordinance of its Local Coastal Plan, the ordinance
attached Exhibit "B", specifying the implementation of
the mixed use concept characterized in the Local
Coastal Plan together with the specific designations
and definitions set forth therein.
4. In accordance with the implementation ordinance set
forth above, we request that the city approve the
acreages subject to the Williamson Act contract
properties among the agricultural/open areas described
in the implementation ordinance.
A\/P cu IITF 906 • ENCINITAS. CALIFORNIA 92024 • (619) 944-4090
Mr. Marty Orenyak
June 8, 1987
Page 2
He will submit appropriate legal descriptions of the parcels
which will be subject to the Williamson Act and the acreage which
will be removed from the Williamson Act all in accordance with
the existing state legislation.
We will proceed with the appropriate documentation upon
confirmation that the foregoing actions are acceptable to the
City of Carlsbad.
Very truly yours,
CCC/jm
ORENYAK2.LCC
cc: Paul Ecke, Jr.
CITY OF CARLSBAD - ORDINANCE
Section . Carltas Property - Specific Plan/LCP
Implementation.
Section . Applicability. The provisions of this
Section shall apply to the land north of Palomar
Airport Road and east of Interstate 5 described as Assessor's
Parcels 211-010-11, 211-021-13, 14, 15, 18, 19 20, 21, 24, 25,
(hereinafter collectively referred to as the "Carltas Property").
Section . Required plan; Contents. Before any
buildingpermit, grading permit, discretionary approval,
entitlement for use or development is approved for any of the
Carltas Property for any use, a specific plan shall be prepared
for the entire Carltas ownership located northeasterly of the
intersection. This provision shall not apply to:
(a) Approval for uses permitted pursuant to the
Williamson Act whether or not the specific property
involved is under contract; or
(b) Approvals for uses on separate legal lots which are
presently developed for non-agricultural purposes.
The plan shall provide for agricultural uses on approximately 345
acres of the approximately 482 acres subject to the plan, and
residential commercial and industrial uses on the remaining 137
acres. It is the intent of this provision to preserve uses
permitted pursuant to the Williamson Act on the same quantity of
acreage as is now within the agricultural .preserve, to permit
development on the quantity of acreage now outside the preserve,
and to provide flexibility in the design of the specific plan
respecting the location of agricultural uses to accommodate
expansion of Car Country, community concerns respecting the
location of agricultural lands to be preserved, and to establish
a more rational, and therefore, more stable rural-urban boundary.
It is recognized that some of this land is already developed e.g.
the Pea Soup Andersen complex, and such developed portions of the
Carltas property shall be included in the aproximately 137 acres
which may be developed. Roads shown on the specific plan may be
located entirely or partially within areas designated for
agricultural use. Commercial uses may include hotels, motels or
other facilities designed and intended to accommodate transient
occupants, and public or semi-public facilities.
The specific plan shall provide that lands designated in the plan
for agricultural use may be used for any purpose permitted by the
Williamson Act, including but not limited to Farmer's Market,
Floral Auction, and agricultural distribution, wholesaling, and
supply facilities, and shall be preserved in such use for so long
as agricultural use is a viable use, but not in perpetuity.
Before final approval of the specific plan by the owner of the
land to be subjected to the specific plan and designated for
agricultural use shall record a declaration of restrictions in
substantially the following form:
" This property may be designated for agricultural use in a
specific plan approved by the California Coastal Commission
pursuant to the City of Carlsbad Local Coastal Program. If
it is so designated, the plan does not permit its use for
any purpose other than uses permitted pursuant to the
Williamson Act for so long as agricultural use is viable on
the property or until the specific plan is amended - a
process which requires Coastal Commission approval. The
purpose of this declaration is to give notice of these
circumstances to any prospective purchaser of the property
and to forestall any later plea of hardship by any such
purchaser that the property was acquired without notice of
the restrictions on use. This declaration is intended to
give notice only and is not intended to itself operate to
restrict the property in any way. Reference is made to the
Carlsbad Local Coastal Program, the specific plan, the
Carlsbad City Planning Department and the California Coastal
Commission staff for more complete information concerning
this matter. Other restrictions (e.g. the Williamson Act)
may affect the use of this property."
Section . Carltas Property Specific Plan. Pursuant
to Section above, the following specific plan is
adopted in conformance with the requirements of California
Government Code Section 65450-57 and is comprised of the
following text and accompanying diagram (Exhibit 1).
(a) Distribution, location and extent of the uses of land,
including open space within the area covered by the
plan.
Exhibit 1 illustrates the distribution, location and
extent of the uses of land, including open space. The
following table is a numerical summary of information
provided in Exhibit 1.
Carltas Property
Land Use Summary
Land Use Acreage
Agriculture/Open Space/Roads 347
Auto Center Expansion 27
Resort Hotel/Casitas 20
Town Center & Office/Corporate Hdq/
Retail/Civic 74.7
Pea Soup Andersen's Complex 15.3
(b) Proposed distribution, location, and extent and
intensity of major components of public and private
transportation, sewage, water, drainage, solid waste,
energy and other essential facilities proposed to be
located within the area covered by the plan and needed
to support the land uses described in the plan.
The Local Facilities Management Plan - Zone 13 will
. provide an inventory of existing and proposed
facilities, a phasing schedule that establishes the
timing for the provision of facilities in relationship
to demand, and a financing plan that establishes
various methods of funding facilities and improvements
that are identified by the plan as needed. Pursuant to
the City's Growth Management Plan Title 21, Chapter
21.90, the Zone 13 Local Facilities Management Plan
shall be approved by the Carlsbad City Council as part
of the development review process.
(c) Standards and Criteria by which development will
proceed, and standards for conservation, development,
and utilization of natural resources, where appropriate
a program of implementation measures including
regulations, programs,- public works projects, and
financing measures necessary to carry out items (a) and
(b).
Consistent with Chapter 21.38 of the Carlsbad Municipal
Code, zoning and development standards will be prepared
which address the project as a whole, as well as
individual districts. Specific regulations and
standards for the conservation of natural resources
including open space areas designated within both urban
and non-urban areas will be provided. Each district
will include a self-contained set of development
standards patterned after the City's zoning ordinance.
Areas which will be covered include permitted uses,
building height, coverage, setbacks, parking, and
architectural and landscape guidelines. As previously
indicated, methods of financing public works projects
will be adopted as part of the Zone 13 study.
(d) Relationship of the specific plan to the general plan..
Under governing state law, adoption of the specific
plan as a part of the Carlsbad Local Coastal Program
. will be followed by conforming general plan amendments.
Section Design Policies for Boundary Between
Agricultural/open Space and Development Areas. To facilitate and
encourage the preservation of agricultural/open space uses,
design policies shall be adopted and implemented for all area?
with a common boundary between agriculture/open space and
development as follows:
(a) All buildings and structures shall be designed and
located to face in such a manner as to create
opportunities for adequate setbacks between
agricultural/open space and developed areas.
(b) Where appropriate, fencing, mounding, hedges or roads
shall be used to provide a buffer between
agricultural/open space and developed uses.
(c) Where possible, naturalized grasses and natural
vegetation shall be utilized to provide a transition
between agricultural/open space and developed areas.
(d) All buildings shall incorporate special construction
techniques to provide attenuation from noise typically
associated with agricultural uses.
Section . Notice to Occupants. The properties
adjoiningagricultural lands shall also be subject to the
following notice and acknowledgment of agricultural uses and
impacts by any purchaser or tenant.
•'•• " This land is located adjacent to or in the vicinity of
.property utilized for agricultural purposes, and occupants
of the this property may be subject to inconvenience or
discomfort arising from the use of agricultural chemicals,
including herbicides, pesticides and fertilizers; and from
the pursuit of agricultural operations, including plowing,
spraying, pruning and harvesting which occasionally generate
dust, smoke, noise and odor. The City of Carlsbad has
.established agriculture as a priority use on productive
agricultural lands, and residents of adjacent property
should be prepared to accept such inconveniences of
discomfort from normal, necessary farm operations."
LCPAMEND.MCC
ml OEVELOPME
KCRES
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GRCXJP.THE CARLTAS COMPANY SKIDMORE, OWINCS & MERRIi
0 400 N
SK65 MAY 6, 1987
PROPOSED DEVELOPMENT AREAS
A U S T N
H_/1 N S E N
F E H L M A N
-GROUP-
ARCHITECTURE
INTERIOR DESIGN
LAND PLANNING
URBAN DESIGN
LANDSCAPE
ARCHITECTURE
STRUCTURAL
ENGINEERING
DOUGLAS AUSTIN.AIA
DONALD HANSEN.AIA
MARK FEHLMAN, AIA
RANDY ROBBINS. AIA
RANDI COOPERSMITH
ASSOCIATES:
DON PENNINGTON, AIA
BILL CARPENTER
9605 SCRANTON RD.
SUITE 202
SAN DIEGO, CA92121
(619) 458-1361
May 27,1987
Marty Orenyak
Director of Community Development
City of Carlsbad
2075 Las Palmes
Carlsbad, CA 92008
Re: Local Facilities Management Plan - Zone 13
Marty:
RECEIVED
MATE £1987
CITY OF CARLSBAD
Building Department
Consistent with our recent conversations regarding the Local Facility Management Plan
for Zone 13 and the Carlsbad Ranch project, I thought it would be appropriate to have the
City review our basic assumptions. I would appreciate if you would confirm that we are
starting off in the right direction.
To assist you, I have enclosed a 200' scale base map which illustrates the boundaries of
Zone 13. As per our previous conversations and your May 20 letter, the Car Country
Expansion has been excluded from Zone 13 and the San Diego Gas and Electric property has
been included. We have met with representatives of SDG&E and will make every attempt
to work with them.
Consistent with your direction for the Carlsbad Ranch, we will utilize the Local Coastal
Plan (LCP) as the underlying General Plan designation. The LCP category of Mixed Use
(General Commerlcal/Residential 12 du./ac) allows for significant latitude in defining a
project. For purposes of the Zone 13 study, we Intend to use as our base for the Carlsbad
Ranch the following:
Site Area
Total Gross Acreage =
Less 152 for Roads =
Total Net Acreage =
Land Use
Community Commerical
Office =
Hotel =
Residential =
Project Profile
Retail =
Office =
Hotel =Residential (12du/ac)
90 Acres
H Acres
76 Acres
20 Acres
41 Acres
5 Acres
10 Acres
350,000 sq.ft.
715,000 sq.ft.
150 Rooms
120 Residential Units
City of Carlsbad
May 27,1987
Page Two
Our program is predicated on the following assumptions:
-The City will initiate and ultimately approve deletion of the Car Country
Expansion from Zone 13.
-The Zone 13 study will use 90 developable acres. The use of 90 acres assumes
the LCP amendment will be approved. The 90 acres excludes Anderson Split Pea
and the Car Country expansion.
-Fifteen (15) percent has been subtracted for circulation and roads.
-Based on City Standards, every net developable acre of industrial/commercial
acreage would result in a maximum square footage yield of 40* (Page 6,
Citywide Facilities and Improvements Plan).
-A separate program will be developed with SDG&E for their property consistent
with the current designation of +/-4S acres of Travel Service and open space.
I hesitate spending a significant amount of time preparing the report until the City has
confirmed both the boundaries and program assumptions. I look forward to your reply so
we can commence work on our zone plan. I would like to schedule a meeting with you the
week of June 8-12 to discuss the items contained within this letter. If you have any
questions, please call me.
rsmlth
Planning/Executive Vice President
AUSTIN HANSEN FEHLMAN/OROUP, INC.
RC/bs
cc: Chris Calkins
Enclosures
2075 LAS PALMAS DRIVE M^Dl/ r^M TELEPHONE
CARLSBAD, CA 92009-4859 WSSUflf (619) 438-1161
\$j$P
€ity of Cartebab '
COMMUNITY DEVELOPMENT
May 20, 1987
Randi Coopersmith
Vice President/Director of Planning
Austin Hanson Fchlman Croup
9605 bcranton Road
Suite 202
San Diego, CA 92121
CARLSBAD RANCH/CAR COUNTRY EXPANSION
Sorry for the delay in responding to your letter, dated May H, regarding the
Carlsbad Car Country expansion. I have just a couple of corrections to the
conclusions that you documented in your letter.
Number 2: The City will amend Public Facility Zone 3 to include the Car Country
expansion.
This would be more accurately reported as that the staff may recommend to
the Council an amended boundary map of Zone 3 to include the Car Country
expansion. Obviously we cannot at this point change the Facility Boundary Map
without the concurrence of City Council.
Number 3: Within thirty (30) days after submittal of the Conceptual Plan,
we will submit Tentative Map and initial Environmental Review for
the Car Country expansion.
As you know, that until Zone Plans are completed, we could not by ordinance
work on or accept any Tentative Map and/or Environmental Reviews for projects
that are included within an uncompleted zone. However, Zone 3 has been approved
and, if we did in fact amend the Zone 3 to include Car Country expansion,
we could process that portion of the plan.
Number 6: Should the inclusion of San Diego Gas & Electric property within
Zone 13 substantially delay the processing of the Facilities Plan,
the City will take the matter to City Council to either amend the
zone boundary or eliminate the requirements for San Diego Gas &
Electric to participate in the zone plan as it relates to the Carlsbad
Ranch property.
I have no recollection of us saying exactly what you have reported us to say
in Item No. 6. I think we talked around that issue and said that we would
defer any decision, or certainly was my intent to defer any decision, regarding
this question until we had more information to deal with.
RANDI COOPERSMITH
May 20, 1987
Page 2
Number 8: The City will work closely with the Eckes in the timing and processing
of the Local boundary map of Plan and the Master Plan for the Carlsbad
Ranch site.
You go on to say, "... that a time schedule similar to Scenario Three (approximately
15i weeks) for the processing of the Local Facilities Plan and the Master Plan
for the site will be adhered to.
We obviously can't guarantee it here as to any time frame at this point. I hope
we didn't mislead you by our statements that we would certainly work very closely
with the Eckes and the Carltas Corporation regarding the processing of the
Local Facilities Plan, but obviously we could not guarantee on any scheduling
since we don't know what staff's workload will be at that time and how many
Zone Facilities Plans we will be processing.
The bulk of your letter and your assumptions adequately address the issues
that were discussed at our last meeting. 1 think that just clarifying the points
that I have just related will make that an adequate representation of the discussions
and agreements that were made at the time of the meeting.
MARTIN OREHYAK
Director
hmj
Chris Calkins, Carltas Co.
John White, Carltas Co.
Planning Director
City Engineer
A U S T N
H A N S E N
F E H L/V1 A N.
-GROUP-*
ARCHITECTURE
INTERIOR DESIGN
LAND PLANNING
URBAN DESIGN
LANDSCAPE
ARCHITECTURE
STRUCTURAL
ENGINEERING
DOUGLAS AUSTIN, A'A
DONALD HANSEM.AIA
MARK FEHLMAN. A.A
RANDY ROBBINS, AIA
RAMDI COCPERSMITH
ASSOCIATES:
: PENNiNGTON, AIA
LL CARPENTER
9605 SCRANTON RD.
SUITE 202
SAN DIEGO, CA 92121
(619) 456-1361
May 4,1987
Marty Orenyak
Director of Community Development
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92008
Re:. Carlsbad Ranch/Car Country Expansion
Marty:
We enjoyed meeting with you the other day and look forward to many more
productive meetings. We, of course, are very interested in making rapid progress
on both the car country expansion and the overall site master plan. The purpose
of this letter is to summarize the conclusions of that meeting. I have attempted to
list them below and would, of course, appreciate any comments or corrections you
may have. Unless we hear otherwise, we will assume these to be the ground rules
by which we will go forward in the developing and processing of our Local Public
Facilities Plan, Local Coastal Plan Amendment and the car country expansion and
overall site Master Plan. A listing of the conclusions follows:
1. City staff will work with the Eckes and the Coastal Staff to determine the
required level of information necessary to allow the processing of the car
country expansion and master plan. In approximately three weeks we
will be prepared to submit a Conceptual Plan and Local Coastal Plan
Amendment for the Carlsbad Ranch site. This information will identify
the urban-rural boundaries and areas to be developed for the site.
2. The city will amend Public Facility Zone *3 to include the car country
expansion. This will allow for a fast-track processing of that project.
3. Within thirty (30) days after submittal of the Conceptual Plan, we will
submit Tentative Map and Initial Evironmental Review for the car
country expansion.
4. For purposes of preparing the Local Public Facilities Plan for Zone * 13
and the Carlsbad Ranch site, we will use the existing Local Coastal Plan
designation which shows approximately 90 acres of mixed uses
(industrial, commercial, residential) at the northeast corner of Paseo del
Norte and Palomar Airport Road.
5. For purposes of preparing the facility plan for Zone * 13, we will include
San Diego Gas & Electric's property. To determine the required service
and facility needs of their property, we will assume approximately 50
acres of travel service with the remainder of the property being open
space. A statement within the zone plan will also be included which notes
that at a future date San Diego Gas & Electric may submit a master plan
and/or amend the Local Facilities Zone Plan accordingly.
Marty Orenyak
May 4,1987
Page Two
6. Should the inclusion of San Diego Gas & Electric property within Zone
* 13 substantially delay the processing of the facilities plan, the City will
take the matter to City Council to either amend the zone boundary or
eliminate the requirement for San Diego Gas & Electric to participate in
the zone plan as it relates to the Carlsbad Ranch property.
7. Although the exact location of the intersection has not been determined, we
will proceed with the understanding that a full, four-way intersection
along Palomar Airport Road will be allowed for the Carlsbad Ranch site by
the City between Hidden Valley Road and Paseo del Norte. The exact
location of this intersection will be determined at a later date as part of
the Local Public Facilities Plan and Master Plan for the project. It is also
understood that access rights along the Carlsbad Ranch property on
Palomar Airport Road in addition to this single four-way intersection
will be waived as part of the Master Plan and Local Public Facilities Plan.
8. The City will work closely with the Eckes in the timing and processing of
the Local Public Facilities Plan and Master Plan for the Carlsbad Ranch
site. Inherent in this understanding is your statement that a time
schedule similar to scenario three (approximately 151/2 weeks) for the
processing of the Local Facilities Plan and the Master Plan for the site
will be adhered to.
I hope that the above accurately reflects the conclusions of our meeting on April
28, with you, Michael Holzmiller and Lloyd Hubbs. Again, should you have any
comments or corrections, please let me know at the earliest possible date. Unless
otherwised informed, we will be proceeding on the Local Facilities Plan and
Master Plan for the site utilizing the above assumptions.
Respectfully,
Randl Coppersmith
YiC8£c«sident/Director of Planning
AUSTIN HANSEN FEHLMAN/GROUP, INC.
RC/tp
cc: Chris Calkins, Carltas Co.
Michael Holzmiller, City of Carlsbad Planning Department
Llcyd Hubbs, City of Carlsbad Engineering Department
John White, Carltas Co.
Kathrin Moore, SOM
AUSTIN
H d N S E N
: E H IMA N
GROUP-
ARCHITECFURE
INTERIOR DESIGN
LAND PLANNING
URBAN DESIGN
LANDSCAPE
ARCHITECTURE
STRUCTURAL
ENGINEERING
OUGLAS AUSTIN. AIA
ONALD HANSEN.AIA
ARK FEHLMAN. AIA
WDY ROB8INS. AIA
I COOPERSMITH
ASSOCIATES.
ON PENNINGTON. AIA
BILL CARPENTER
605 SCRANTON RD.
SUITE 202
\NDIEGO.CA92121
(619) 458-1361
April 1,1987
Charlie Grimm
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92008
Re: Intersection location of the Carlsbad Ranch, Pa'omar Airport Road
Charlie:
As you will recall you met with Andy Schlaefll and me on March 19 and gave us
very specific directions regarding the location of an Intersection adjacent to the
Carlsbad Ranch property on Palomar Airport Road. The purpose of this letter Is
to respond directly to your direction and provide you with the-required
information and/or maps which will allow you to respond to our request In a
straight forward and timely manner.
At our meeting you indicated that in addition to the studies/data that we had
already submitted; what you really needed was a simple yet conceptual study
showing a frontage road system along the south side of Palomar Airport Road from
1-15 to El Camlno Real. Additionally, you nesded this study to locate the
Intersections along Palomar Airport Road from 1-15 to El Camino Real and to
Indicate whether they would be either "T" or full, four-way intersections.
Finally, immediately adjacent to the property owned by the Eckes on the southeast
corner of Pased del Norte and Palomar Airport Road, you wanted a more detailed
analysis of the frontage road system showing two cptions, one which would cul-
de-sac immediately east of the environmental creek and one which would cross the
creek and connect to the frontage road to Paseo del Norte. In this letter we have
addressed each of these issues.
ASSUMPTIONS
1. Minimize the intersection locations along Palomar Airport Road.
2. Provide a frontage road system along the south side of Palomar Airport Road
which accommodates the ADT generated from these properties while at the
same time stays out of the creek. This frontage road system shall be
consistent with the previous City study in terms of intersection spacing and
shall provide for smooth, safe and efficient traffic circulation and access.
Charlie Grimm
April 1,1987Page Two
DISCUSSION
Utilizing the existing area tcpography maps along with field investigation, we
have prepared a conceptual fnntage street system which allows for all properties
along the south side of Palomar Airport Road to obtain access, yet requires only a
minimum number of intersections. This frontage road system has also been
designed to require only minimal disturbance to the existing creek. For your
benefit, we have also provided you with photographs of the various intersection
locations of this frontage roea along Palomar Airport Road. Obviously, the exact
and final location of the Intersections will be required to be reviewed and
approved by the City at a later date.
i
Adjacent to the property owred by the Eckes near the southeast intersection of
Paseo del Norte and Palomar Airport Road as requested we have shown two design
alternatives. The first alternative indicates a cul-de-sac just east of the creek,
while the second alternative shows the frontage road crossing the creek and
ultimately connecting to Passo del Norte. As part of our analysis we have
contracted with the environmental firm of New Horizons to review the biological
habitat adjacent to this property and to analize any impacts that a road crossing
would create. We have IncluoaJ a copy of this report for your information and as
you will see, they have concluded that there are many benefits and substantially
less Impacts if a road does rot cross the creek. From a strictly planning and
traffic engineering standpoint, we also believe that it is not necessary to cross the
creek with a road to provide a frontage road system on the south side of Palomar
Airport Road.
CONCLUSIONS
1. An intersection spacing plan along Palomar Airport Road which provides for a
full, four-way intersection serving the Carlsbad Ranch site and meets all City
traffic engineering concerns can be designed. Please refer to previously
submitted technical support provided by USA.
2. A frontage road system en the south side of Palomar Airport Road can be
designed which provides access for all properties requiring such. This
frontage road system adcitionally requires only minimal Impact (at creek
crossing) to the existing environmental creek.
3. For traffic and environmental reasons, the frontage road adjacent to the Ecke
property does not require crossing the creek or connecting to Paseo del Norte.
4. Both the intersection plan along Palomar Airport Road and the frontage road
system can be designed to meet or exceed all city design standards and provide
for safe, efficient traffic circulation and access. The intersection locations
can additionally accommodate future access needs for the area, provide safe
stacking distances, and turn pockets.
Charlie Grimm
April!, 1987
Page Three
I trust the above Information provides you with the necessary data to reach a
conclusion as to both the location of intersection along Palomar Airport Road
adjacent to the Carlsbad Ranch property and a frontage road system along the south
side of Palomar Airport Road. It is our intent to meet with you and explain the
contents of this letter in person and then shortly there after receive a decision
from you. A timely descision on this matter is very important to the Ecke family
and we would appreciate your early consideration. Should you have additional
questions or comments, please do not hesitate to call me or Andy.
tfully,
RaraUSpersmith
Vice President/Director of Planning
AUSTIN HANSEN FEHLMAN/GROUP, INC.
RC/tp
cc: Chris Calkins, Carltas
Marty Orenyak, City of Carlsbad
Charlie Kahr, Nolle & Associates
Kathrin Moore, SOM
A. VIEW FROM POINT A.
B. VIEW TOWARDS PROPOSED
HIDDEN VALLEY INTERSECTION.
PALOMAR ROAD INTERSECTION STUDY
C. VIEW TOWARDS PROPOSED
COLLEGE BLVD. INTERSECTION.
D. VIEW FROM V STREET LOOKING SOUTH
PALOMAR ROAD INTERSECTION STUDY
E. SENSITIVE BIOLOGICAL HABITAT AREA.
PALOMAR ROAD INTERSECTION STUDY
CflRLTRScompflnv
March 20, 1987
Mr. Marty Orenyak
Director of Community Development
2075 Las Palmas
Carlsbad, CA 92008
Re: Palomar Airport Road/South Palomar Property
Dear Marty:
The purpose of this letter is to summarize the steps which we
have taken, and the proposals which we have been attempting to
present to the city, relating to the alignment of Palomar Airport
Road and grading issues.
After receiving the response to our request for additional road
height adjustment I have executed and returned to the city our
agreement with respect to the cost to be incurred as result of
that extra grading.
As you are aware, the principal cost involved is the export of
dirt from the grade site to another location. The property owned
by Carltas immediately south of Palomar Airport Road will require
substantial additional soils for the property to be put in a
condition either for ultimate development or as a usable
configuration for farming. We have proposed three different
alternatives and have found ourselves confronted with apparent
cross communications within the planning and engineering
departments.
While we believe that all of the concerns are appropriate and
should be addressed, in light of our desire to try to work in a
manner which will minimize the disruption to Palomar Airport Road
as it moves to improvement, we have asked for some guidance from
your staff.
We have proposed that the single intersection which has been
planned for the area between Paseo Del Norte and Hidden Valley
Road since the earlier traffic plans were done some years ago be
located at a location which will permit servicing the packing
shed immediately to the north on the north ranch (and ultimately
providing the major access to the north ranch), and a southerly
road which would run from Palomar Airport Road to Paseo Del Norte
on an alignment which would not encourage direct traffic but
would permit access to all of the interior parcels without
substantial slope grades necessary. We have provided a Palomar
preliminary site plan and road alignments and requested response.
4401 MANCHESTER AVE.. SUITE 206 • ENCINITAS. CALIFORNIA 92024 • (619) 944-4090
Airport Road/South Palomar Property
March 20, 1987
Page Two
We confirmed that an intersection has been planned in the studies
at the middle of the Carltas frontage for Palomar Airport Road.
We asked through traffic (Marty Bowman, Bob Johnson),
engineering, and planning, to locate it in a manner to permit it
to work with the grading alongside the road. Two studies have
been done by Andy Schlaefli, and we still don't have an answer.
We hope to avoid a second disruption to Palomar Airport Road by
coordinating some work on the intersection (conduit, etc.) when
the road was torn up.
We were asked to show how the site plan might operate either in a
developed status or in a graded and agricultural status. We
showed a developed status and indicated we would submit a
tentative map showing that configuration accompanied by our
request for a grading permit which would accommodate the import
and compacting of the soils, as well as, the alternative use for
agricultural purposes. We were told that no decision could be
made until the intersection was fixed, and no decision on the
intersection could be made because additional studies needed to
be made. We have attempted to respond to every staff request
made for information but it is becoming difficult to understand
what would be necessary to confirm an appropriate relationship on
this very preliminary basis. We would like to identify the
intersection in such manner as to permit the placing of conduit
and site work which would otherwise affect Palomar Airport Road
sometime in the future at the time of the widening, and we would
like to do the grading and compacting in such a way that slopes
are not created which are unnecessary at the time of the road
widening with the concomitant erosion and a sedimentation
problems which would accompany such slopes.
We have requested guidance on one of three alternatives:
1. We apply for stockpile and grading permits which will
permit accepting the export, compacting, and
configuring in a manner consistent with a farmable
contour.
2. We submit a proposed tentative (or parcel) map with an
application for a grading and stockpile permit to
permit acceptance, compaction, and contouring
consistent with an ultimate development proposal
generally acceptable on a preliminary basis to your
department. We would understand that approval of the
grading and stockpiling would not constitute any
approval of the proposed tentative map.
Palomar Airport Road/South Palomar Property
March 20, 1987
Page Three
3. We submit both 1 and 2, and proceed with 1 unless the
tentative map is approved before the road grading takes
place.
4. We do any other form of submission you prefer which
would minimize the disruption and cost.
At various times Charlie Grimm, Gary Wayne, Al Virgilio, Richard
Allen, Marty Bowman, Bob Johnson, and John Cahill have talked
with us. We now are preparing a supplemental study of a frontage
road running on the east side of the open space/riparian area.
We have completed biological/geological studies of the McReynolds
piece. It does not appear that any significant problems exist to
one of the above alternatives, but we do need some fix on the
intersection location, and from your department's perspective,
thus, most desirable method of application.
We believe that there are substantial agricultural i'ssues that
will be raised by the grading on both sides of Palomar Airport
Road and that an accommodation of an appropriate grading plan
with a stockpile agreement to be submitted to the city coincident
with its issuance would be an appropriate way to handle the
issues and minimize the disturbance to the agricultural lands
both north and south, and the environmentally sensitive area
lying to the south of the southerly parcel.
One of the criss-crossing problems that we seem to be confronting
is that in the context of the recent general plan amendment there
was an identification of an open space area with some
environmentally sensitive constraints which would prohibit the
development of a frontage roadway running east from the proposed
intersection paralleling Palomar Airport Road. The properties
can all be serviced using a culdesac coming east from Hidden
Valley Road and then on the westerly side of the open space the
roadway which we have described.
After you have had a chance to review this, please let me know
what we can do to help expedite the processing and the
appropriate methodology to deal with the concern over soils use
and the disturbance of Palomar Airport Road.
ruly yours,
pher C. Calkins, Manager
enclosures
PAR.LCC
I* fc (714.0*0
• '
w.«w asfite
370.000 OSF
H10 Cv> 13.1 C«>/IOOO O5F1
C-ARLSBAD RANCH
AUSTIN HANSBM F&HU«IAN CROUP NOLTC AND ASSOCIATES Tl-C CARtTAS CO^*"ANy SMDMORE. OWINCS & NERIO1
5K35 14 NOVEMBER 1986
SOUTH PARCEL PL t \J - ALTERNATIVE A
South Parcel --Alternative B,
Alternative B creates a deeper parcel along Palomar Airport Road, shifting
the road further south and aligning.it against the west property line.
This creates two major development parcels with the possibility for smaller
subdivisions. .
However, these parcels allow for more flexibility in building groupings and
potential higher-end development. They allow for placement of buildings
with unobstructed views to the permanent open space, and create good
visibility to the buildings from the freeway.
Their pad elevation creates a more gentle grade transition and distinct
landscape treatment at the edges.
The unencumbered west property line leaves the possibility open for future
secondary access to Paseo Del Norte, should uses on the adjacent properties
change.
-19-
-:e
r-Hr-r,-;---) 3-r-v- ~-2 r
:!H4k-Q^---^^Jjt-.-nJ nr~i '
!3
DEVELOPMENT PROGRAM - ALTERNATIVE B
CARLSBAD RANCH
AUSTIN HANStN f&tMAN CRCXIP NCXTH AND ASSOCIATES THE CARLTAS COM>ANY SWOMORE. OWINCS
SKJ4 14 NOVEMBER
Skidmore,Owings& Merrill b-~L-lL " y ! T _j-*^*
JOB MEMORANDUM
JOB: Carlsbad Ranch
Master Plan
JOB MEMO: 2
DATE: December 16, 1986
SUBJECT: Auto Center Expansion Study
/> ,, /
""7
A study of the future expansion of the Auto Center is summarized in
drawings SK 42: Auto Center Expansion and SK 43: Auto Center Sections.
These drawings are described below:
SK 42: Auto Center Expansion
The goal of the expansion is to develop an additional 30.0 acres of land
currently in the agricultural zone rather than continuing the development
south along Paseo del Norte. The proposed expansion can occur in three (3)
phases with an option described as Alternative Phase 3.
Phase 1 developes 11.4 acres directly adjacent to the core of the existing
auto center extending the cul de sac as a road and creating a new access
road along the eastern edge of the development.
Phase 2 developes 6.8 acres along Cannon Road. It is suggested that a
substantial landscape setback occur along Cannon road to respond to the
proposed Open Space/County Park on the north side of Cannon. These parcels
will front the road which returns to Paseo del Norte , creating a loop road
for the expansion. A secondary access point to the property can be
developed along Cannon Road in accordance to County standards.
Phase 3 can be developed in two alternative locations . The first approach
develops 9.0 acres south of Phase 1, and requires extending the north/south
access road to connect with Paseo del Norte along the southern edge of the
existing auto center. 1700 feet of roadway will be required for this
alternative ; the result of which is a continuous loop road which when
combined with Paseo del Norte will address all of the auto center parcels .
The second alternative for Phase 3 develops 10.3 acres directly east of
Phase 1. The critical drawback for this alternative is the amount of site
grading required to create a contiguous development for the auto center
expansion.
Distribution: Carltas Co.: P. Ecke, Jr., E. Ecke, L. Ecke, S. Ecke,
P. Ecke III, C. Calkins, J. Buornstad, J. White; AHF: D. Austin,
R. Coopersmith, P. O'Conner; SOM: J. Kriken, K. Moore, S. Townsend,
R. Saunders
SK 43 Auto Center Sections
Section A illustrates a single loaded condition for the new access road
with required cut and fill shown as a dashed line. The resultant roadway
elevation is proposed at +114 and pad elevation at +95, 17 feet higher than
the existing auto center parcels. A berm resulting from the site grading
on the east side of the access road will help visually shield the parcels
from views from the ridge.
Section B illustrates a double load condition for the access road. To
achieve optimum cut and fill, the roadway elevation is proposed at +128 and
the front crown of the pad at +112, 34 feet higher than the existing auto
center. Visually, this grading solution is potentially more difficult.
Comparative Analysis
A list of concerns has been formulated to help with the analysis of the two
alternatives to Phase 3. Without developing final conclusions which of the
two approaches is the preferred option, this matrix can be used to help in
the decision making process.
KMrsp
Iternative
Phase 3
Phase 1
Phase 2
Phase 3
Alternative
Phase 3
11.4 Acres
6.8 'Acres
9 Acres
CARLSBAD RANCH
JSTIN HANSEN FEHLMAN GROUP THE CARLTAS COMPANY SKIDMORE, OWINGS & MERRILL
1 ACRE
0 200 Ni i-r
SK42-12 DECEMBER 1986
' p M T E R EXPANSION
EXISTING
PROPERTY LINE
PROPOSED
PROPERTY LINE
IPASEO DEL1 MT1BTFNORTE
SECTION A SINGLE LOADED ROAD
EXISTING
PROPERTY LINE
PROPOSED
PROPERTY LINE
PASEO DEL
NORTH
L^ , ,. '
"~~
SECTION B DOUBLE LOADED ROAD
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP THE CARLTAS COMPANY SKIDMORE, OWINGS & MERR
o 100
SK43 12 DECEMBER 1986
AUTO TFNTFR S F r T I n M
AUTO CENTER EXPANSION
OPTIONS ANALYSIS
Buildging Pad
Elevation
=«^ — — '
Effect on
Argricultural
Preserve
Amount of
of Grading
Exposure to Roadways
Agricultural
Open Space
Visual
Access
from Ridge
Circulation
Addressing
Use of Extended
Cul de Sac Road
Contributes
to continuity
of "place"
(environment)
Creates
uniform
edge
Minimizes
cut/fill,
uses knoll
as natural
edge
Open space
becomes
visual
amenity to
road & parcels
1700 ft.
additional
roadway
required
Natural
visual
barrier
w/existing
knoll
preserved
All parcels
addressed from
single loop
Not necessary
for development
Higher
elevations
create
separate
"place"
(environment)
Defies
natural
boundary.
severely
affects
natural
topography
Requires
higher
transition
slopes
No sense
of surround-
ing amenity
Optimizes
number of
parcels on
new road
Back of new
parcels highly
visible
Three different
addressing
functions
discontinuous
Existing cul de sac
must be widened to
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standards
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MAP 7492 - CARLSBAD TCT MO. 72-3 - LOTS 1-T
CflRttflScompany
October 5, 1987
1987Mr. Michael Howes •"-•<•••••:. ,r.,;;j^,iV,
City of Carlsbad CAP!O°F
Planning Department x LS8AO
2075 Las Palmas
Carlsbad, CA 92008
Re: Car Country Expansion
Dear Mike:
Enclosed is a copy of the proposed LCP Amendment and Williamson
Act Contract Amendment with the new exhibits attached. These new
exhibits have slightly reconfigured the area to be swapped,
reducing the""special treatment area" which would surround the
agricultural area on the east side thus reducing the potential
area of problems on interface.
Please substitute these for the earlier documents forwarded with
my letter to Marty Orenyak. Copies of the exhibit have
previously been delivered to Adam Birnbaum at the Coastal
Commission for his review.
yours,
spher C. Calkins
CC(
Howes2.Ice
cc: Gary Wayne
Enclosures
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 U.S.A. • (619) 944-4090
CflRlTflScomponv
September 29, 1987
Mr. Adam Birnbaum
California Coastal Commission
1333 Camino Del Rio South, Suite 125
San Diego, CA 92108
Dear Adam:
Delivered to you with this letter are copies of revised exhibits
for the Williamson Act and LCP Amendments, delineating the area
within which the exchange parcel would be taken and the
substitute parcel.
We have previously talked at some length about the agricultural
issues as well as what we believe to be those matters consistent
with the LCP and Williamson Act which mandate the use of this
particular parcel. You will note that we have substantially
changed the configuration to limit the total amount which would
be an area of potential developable land to approximately a three
to four acre portion easterly of the exchange parcel. We
anticipate this "special treatment area" would be severely
restricted by the requirements we are providing in the proposed
LCP Amendment for its treatment. In fact, our only reason for
not including it in the exchange is because .we anticipate
bringing forward a Master Plan for development which will deal
with that parcel along with others in a manner which will not
leave that small portion of land isolated as it now appears.
For agricultural and topological reasons, the area proposed for
the exchange lies entirely on the front face of the ridge and
slightly below the ridge line, thus minimizing the windage and
changes in microclimate that occur at the ridge line and on the
easterly side.
This area will permit a contiguous major area of farming along
the front face from the northerly boundary of the Carltas Ranch
to the southern extremity of this exchange area. The contiguity
of topography, farming conditions and drainage all make this an
extremely desirable configuration as contrasted with one which
might lie on the southerly portion of the property, or over the
ridge, at this time.
4401 MANCHESTER AVE., SUITE 206 • ENCINITAS, CALIFORNIA 92024 U.S.A. • (619) 944-4090
Mr. Adam Birnbaum
September 29, 1987
Page Two
Please substitute this in your consideration for the other
exhibit which was delivered to you earlier. I will be happy to
discuss this with you, we have already discussed this at some
length with the City of Carlsbad and, subject to your comments,
the LCP Amendment would appear before you in substantially the
form which it was previously submitted.
Very truly yours,
Christopher C. Calkins
CCC/jm
birnbau.lcc
cc: Michael Howes, City of Carlsbad
Gary Wayne, City of Carlsbad
ENVIRONMENTAL IMPACT ASSESSMENT FORM • PART H
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. LFMP13
DATE: APRIL 19. 1991
BACKGROUND
1. CASE NAME: Local Facilities Management Plan Zone 13
2. APPLICANT: Hofman Planning Associates
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2386 Faradav Avenue. Suite 120. Carlsbad.
CA 92QQ8. f619) 438-1465
4. DATE EIA FORM PART I SUBMITTED: April 17. 1991
5. PROJECT DESCRIPTION: Local Facilities Management Plan which guarantees the adequacy of
public facilities concurrent with development to adopted performance standards.
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an
Environmental Impact Assessment to determine if a project may have a significant effect on the environment.
The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist
8 identifies any physical, biological and human factors that might be impacted by the proposed project and
provides the City with information to use as the basis for deciding whether to prepare an Environmental
Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or
any of its aspects may cause a significant effect on the environment. On the checklist, "NO" will be checked
to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the
project may cause a flgniffamt effect on the environment. The project may qualify for a Negative
Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed
insignificant. These findings are shown in the checklist under the headings "YES-sig" and "YES-insig"
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form undei
DISCUSSION OP ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing
mitigation for impacts which would otherwise be determined significant.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:YES
(sig)
YES
(insig)
NO
1. Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
2. Appreciably change the topography or any
unique physical features?
3. Result in or be affected by erosion of soils
either on or off the site?
4. Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
5. Result in substantial adverse effects on
ambient air quality?
6. Result in substantial changes in air
movement, odor, moisture, or temperature?
7. Substantially change the course or flow of
water (marine, fresh or flood waters)?
8. Affect the quantity or quality of surface
water, ground water or public water supply?
9. Substantially increase usage or cause
depletion of any natural resources?
10. Use substantial amounts of fuel or energy?
11. Alter a significant archeotogkal,
paleontologjcal or historical sttev
structure or object?
.JL.
-2-
BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(sif)
12. Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)? _ _
13. Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species? _ _
14. Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance?- _ _
15. Affect the diversity of species, habitat
•or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects? _ _
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals? _ _
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES • NO
17. Alter the present or planned land use
of an area? _ _ X
18. Substantially aflbct public utilities,
schools, police, fin; emergency or other
public services? _ _
-3-
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:YES YES
(insif)NO
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
20. Increase existing noise levels?
21. Produce new light or glare?
22. Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil
pesticides, chemicals or radiation)?
23. Substantially alter the density of the
human population of an area?
24. Affect existing housing, or create a demand
for additional housing?
25. Generate substantial additional traffic?
26. Affect existing parking faculties, or
create a large demand for new parking?
27. Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods?
28. Alter waterbome, rail or air traffic?
29. Increase traffic hazards to motor
vehicles, bicyclists or pedestrians?
30. . Interfere with emergency response plans or
emergency evacuation plans?
31. Obstruct any scenkvistB or create an
aesthetically offensive public view?
32. Affect the quality or quantity of
existing recreational opportunities?
JL_
JL_
JL.
JL_
MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(*g) tfnsif)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory. X
34. Does the project have the potential
to achieve short-term, to the dis- ~
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while .long-term impacts will
endure well into the future.)
35. Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? ("Cumulatively con-
siderable" means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.)
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly? X
-5-
•DISCUSSION OF ENVIRONMENTAL EVALUATION-
The Local Facilities Management Plan for Zone 13 is a facilities planning document. The intent of the plan
is to establish parameters and thresholds that assure public facilities are available when needed as determined
by the City's adopted performance standards. The land uses analyzed are taken from the adopted General
Plan. Locations and costs of facility improvements are estimates for information purposes only.
It is recognized that CEQA review for these public facilities estimates in general does not satisfy CEQA
requirements for the specific project. The zone 13 Local Facilities Management Plan requires complete CEQA
review prior to initialization of any public or private project discussed in the Local Facilities Management Plan.
ANALYSIS OP VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs,
c) alternate scale of development,
d) alternate uses for the site,
e) development at some future time rather than now,
f) alternate sites for the proposed, and
g) no project alternative.
a) The project is a public facility information and planning study. Phased planning will not efficiently or
adequately address the need for public facilities.
b) The project is a public facility information and planning study.
c) The project is a public facility information and planning study.
d) Uses within the plan reflect the existing General Plan.
e) The plan considers phased development.
f) The project is a public facility information and planning study.
g) The no project alternative would not assure public facilities to meet demand and is therefore the most
detrimental.
-7-.
DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
JC I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that the proposed project COULD NOT have a significant effect on the environment, because the
environmental effects of the proposed project have already been considered in conjunction with
previously certified environmental documents and no additional environmental review is required.
Therefore, a Notice of Determination has been prepared.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
Date Signature
Planning Director
LIST MITIGATING MEASURES fIF APPLICABLE")
-8-
MEMO
DATE: NOVEMBER 4, 1987
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUB3ECT: MINOR STAFF REPORT REVISIONS FOR GPA/LU 87-1, ZC-87-2,
SP-19(C), CT-87-3, LCPA 87-2 (LCPA 87-2F), LFMP 87-3,
AP 76-1 - CAR COUNTRY EXPANSION
Conditions Nos. 39, 46, and 55
No. 2693 for CT-87-3 should be
conditions:
of Planning Commission Resolution
replaced with the following
39. Prior to the approval of the final map, Cannon Road
shall be dedicated to the City of Carlsbad along the
frontage of this subdivision, including the remainder
parcel in conformance with City Standards. The
specific alignment of Cannon Road shall be approved by
the City Engineer prior to dedication. The City shall
enter into an agreement with the subdivider consistent
with the terms of proposed Cannon Road Assessment
District to provide Public Facilities Fee credits for
right-of-way dedication fronting the remainder parcel
provided no development rights are obtained for a
period of five (5) years. Should development rights
subsequently become available, credits shall cease and
subdivider shall reimburse City for any prior credits.
46. The developer shall be eligible for reimbursement for
the 18-foot wide road section including half median,
offsite right-of-way, offsite storm drain, and the
sewer trunk line within Cannon Road. The City may
contribute direct fee credit or pay the actual cost of
the sewer trunk line construction. All other
improvements contained herein are the responsibility of
the applicant.
55. Some improvement shown the Tentative Map and/or
required by these conditions are located offsite on
property which neither the City nor the subdivider has
sufficient title or interest to permit the
improvements to be made without acquisition of title or
interest. The subdivider shall conform to Section
20.16.095 of the Carlsbad Municipal Code. Subdivider
shall be eligible for reimbursement of any cost
incurred consistent with the Cannon Road Assessment
District.
Item No. 6 on page 8 of Exhibit "C" which deals with the
amendment to the Local Coastal Plan should be revised to read as
follows:
6. As an interim step (prior to a complete Master
Plan) up to a 35 acre portion of the 137 acres
of developable land located adjacent and easterly to
Phase I of Carlsbad Car Country may be developed as a
Phase II expansion of Carlsbad Car Country pursuant to a
Specific Plan.
The added wording "up to" relates to Item No. 14- on page 9 of
the same amendment. This section states that roads may be
included, excluded or partially included within areas designated
for agricultural uses. This decision is made as a condition of
the coastal development permit that includes construction of the
road.
The next revision occurs on subheading (12) of Section 3 of the
First Amendment to the Land Conservation Contract, Exhibit "D".
Item 12 should be revised to read as follows:
12. Farmer's markets or similar facilities for the exclusive
sale of agricultural and floral products produced 0fl—tk«
•aamc—premises; within Carlsbad and the surrounding
reg ion;
This change will make this statement read the same as the
statements Nos. 11 and 13 of Section 3.
MH:af
MEMO
November 3, 1987
TO: RECIPIENTS OF PLANNING COMMISSION PACKETS
FROM: Dawn MacDonald, Planning Department
CAR COUNTRY EXPANSION STAFF REPORT
Attached is the Car Country Expansion Staff Report which was
not in the packet for this Wednesday's, November 4th, Planning
Commission Meeting. This public hearing item is No. 6 on the
Agenda. Thank you.
dm
ft.
APPLICATION SUBMITTAL DATE:
AUGUST 6. 1987
STAFF REPORT
DATE: NOVEMBER 4, 1987
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: GPA/LU 87-1. ZC 87-2. SP-19fCK CT 87-3. LCPA 87-2.
(LCPA 87-2F). LFMP 87-3(2). AGRICULTURAL PRESERVE
NO. 76-1 CONTRACT AMENDMENT - CAR COUNTRY EXPANSION
Request to approve a 35 acre expansion of the
existing car dealership facilities located south of
Cannon Road, east of Paseo del Norte, north of
Palomar Airport Road in Local Facilities
Management Zone 3.
I.RECOMMENDATION
That the Planning Commission recommend APPROVAL of the
Negative Declaration issued by the Planning Director,
RECOMMEND that the City Council amend the contract
establishing Agricultural Preserve No. 76-1 and also ADOPT
Resolution No's. 2689, 2690, 2691, 2692, 2693, 2694, and 2695
recommending APPROVAL of GPA/LU 87-1, ZC 87-2, SP-19(C), CT
87-3, LCPA 87-2 (LCPA 87-2F) , LFMP 87-3(2) to the City
Council based on the findings and subject to the conditions
contained therein.
II.PROJECT DESCRIPTION & BACKGROUND
The proposed project is a 35 acre eastwardly expansion to the
existing Car Country. The proposed expansion would create 13
lots which would back up to the existing dealerships.
Although the proposed development is relatively
straightforward, there are seven complex discretionary
actions which must be approved prior to development
occurring. These include the following:
1. General Plan Amendment
2. Zone Change
3. Local Coastal Plan Amendment
4. Agricultural Preserve No. 76-1 Contract Amendment
5. Specific Plan Amendment
6. Tentative Tract Map
7. Amendment to Local Facilities Management Plan for
Zone 3
November 4, 1987
CAR COUNTRY EXPANSION
Page 2
The proposed General Plan Amendment will change the site's
designation from RM, 4-8 du's/acre to RRE, Extensive Regional
Retail. The proposed Zone Change will change the site's
zoning from E-A (Exclusive Agricultural) and R-A-10,000
(Residential Agricultural, 10,000 square foot minimum lot
size) to C-2-Q (General Commercial with a Qualified Overlay).
The Local Coastal Plan Amendment will modify the three
existing development options provided for this property under
the Mello II segment of the Local Coastal Plan.
The amendment to Agricultural Preserve No. 76-1 Contract will
adjust the boundaries of the contract to allow for the
expansion of Car Country. This amendment will also propose
additional uses that can be permitted within the Agricultural
Preserve subject to the approval of a Conditional Use Permit.
The Specific Plan Amendment will establish development
standards for the additional 35 acres being added to Car
Country. The proposed tentative tract map will divide the
site into 13 lots which will gain access from a public street
system. The amendment to the Local Facilities Management
Plan for Zone 3 will revise the information contained within
the Zone 3 Plan to consider impacts on public facilities
created by the expansion of Car Country.
Due to the number of complex and varied actions, the staff
report will be divided into four sections with a separate
issues and analyses discussion for each section. The four
topic areas are as follows:
A. General Plan Amendment and Zone Change
B. Local Coastal Program Amendment and Agricultural
Preserve No. 76-1 Contract Amendment
C. Specific Plan and Tentative Tract Map
D. Local Facilities Management Plan Amendment for Zone
3.
III. ANALYSIS
A. General Plar| ^^en^^ent and Zone Chancre
Planning Issues
1) Is the proposed land use designation of RRE the
most appropriate for the site?
November 4, 1987
CAR COUNTRY EXPANSION
Pacre 3
2) Would uses permitted by the proposed land use
designation be compatible with existing and future
land uses?
3) Is the proposed zone change to C-2-Q and the uses
allowed within this zone consistent with the
proposed RRE General Plan designation?
Discussion - General Plan Amendment
The project site currently has a General Plan
designation of Residential Medium (4-8 du/ac). Staff is
recommending that the land use designation be changed to
Extensive Regional Retail (RRE). Although designated as
a multi-family residential area, the subject site is not
appropriate for residential development for several
reasons. The site is located just outside the Airport
Influence Area and will be impacted by noise from
aircraft leaving Palomar Airport. In addition to the
negative noise impacts, residential development would
also be subject to the adverse visual impacts of looking
down into the existing car dealerships. Any residences
located in this area would also be impacted by
loudspeaker noise and lighting from the existing car
dealerships.
Staff has recommended the General Plan designation of
RRE for a number of reasons. This designation is
appropriate for establishments dealing in large, low
volume, high cost items for which customers are willing
to travel greater distances. The proposed location near
Interstate 5 is ideal to meet the access needs of such a
use. The highly successful existing Car Country is
located to the west of the site. It is also suitably
separated from residential areas. To the east and the
south, the site is buffered by land which is designated
by the Williamson Contract for agricultural purposes.
The proposed land use change will provide an appropriate
type of development for this area of the City.
Discussion - Zone Change
Staff is recommending that the site's existing zoning of
E-A, (Exclusive Agriculture) and R-A-10,000 (Residential
Agricultural, 10,000 square foot minimum lot size) be
changed to C-2-Q (General Commercial with a Qualified
Overlay). The C-2 zone is the implementing zone for the
November 4, 1987
CAR COUNTRY EXPANSION
Pace 4
RRE General Plan designation. The existing Car Country
has a General Plan designation of RRE and zoning of c-
2. The Q Overlay requires Planning Commission approval
of a Site Development Plan prior to any development on
this site. This requirement has been included in the
Specific Plan for this area which is also being
considered at this time.
No. 76~1 Contract A1B|^"diBeTi'fc
Planning Issues - Local Coastal Plan Amendment
1. Will the proposed amendment further the goals of
Coastal Resource Management as outlined in the
Coastal Act of 1976 as implemented throughout the
Mello II Segment of Carlsbad's Local Coastal
Program?
Discussion - Local Coastal Plan Amendment
The present Local Coastal Program (LCP) calls for the
maintenance of agricultural uses on the 482 acre area
which includes the Car Country Expansion. The area is
labeled "Mixed-Use" development on the last page of
Exhibit "C". To accomplish this, three options (A, B,
and C) for the ultimate development of the area are
provided.
A. The first option allows each existing legal parcel
to develop according to the requirements of
"Designated Coastal Agricultural Lands" in the
Mello II segment of the LCP. Essentially this
option restricts uses to agriculture and related
activities.
B. The second option basically allows low density
residential land use of .1-2 du/ac. This
development is to be clustered along existing roads
within each parcel to allow agricultural use on
the remainder of each parcel.
C. The third option requires a "Master Plan" for
development of the 482 acre area. The intent of
the "Master Plan" is to ensure the long term
viability of agriculture. The "Master Plan" option
allows 90 acres of "mixed-use" residential (12
November 4, 1987
CAR COUNTRY EXPANSION
Page 5
du/ac) and general commercial development to be
clustered on the southwest corner of the area with
this remaining land to be dedicated to long term
agricultural production.
The proposed amendment is attached as Exhibit "C" and
changes the three development options in the following
ways:
A. In the first option, additional agricultural and
ancillary land uses were added as permitted uses.
Also added were some agriculturally-related land
uses which would be allowed with a conditional use
permit. These additional land uses came from the
Agricultural Preserve No. 76-1 contract or were
suggested by the land owners' representative. Also
added was reference to the Airport Influence Area.
B. The second option (B) was eliminated. It was felt
that this option, which planned according to
existing parcel lines and not comprehensive
planning analysis, removed the ability to
appropriately plan for both the long term viability
of agriculture and the ultimate health, safety, and
general welfare of potential residents.
C. The third option (Mixed-Use) is proposed to be
restricted to:
1. Increase the developable acreage from 90 acres
to 137 acres. This action will eliminate
confusion as to the amount of land that is
developable and that which will be preserved
for long-term agricultural use. The 137 acres
is the amount of land that is currently not
subject to the Land Conservation Contract
(Williamson Act). Therefore, this action is
required to provide consistency between the
LCP and the contract.
2. Identify the acreage to be preserved as
agriculture as that which is currently under
Williamson Contract with the City (345 acres).
3. Require either a Specific Plan (i.e, Car
Country Expansion SP-19(C)) or a Master Plan
to initiate the agricultural preservation
requirements of this LCP policy. (A Master
November 4, 1987
CAR COUNTRY EXPANSION
Page 6
Plan is required for the development of the
remainder of the property.)
4. Restricts development to locate adjacent to
existing roadways and on land least suitable
for agriculture.
5. Requires agriculture uses to remain for as
long as feasible and establishes the criteria
for feasibility determination.
6. Establishes special requirements to ensure
long term compatibility between agriculture
and other uses.
7. Pursuant to Government Code, Section 51257
adjusts the boundaries of the developable land
and of the land designated for agriculture.
The proposed additions to the LCP (attached,
Exhibit "C") are shown in bold type. In all,
the amendment allows the landowner, City, and
Coastal Commission to more clearly fulfill
the intent of the Coastal Act and Carlsbad's
Local Coastal Plan by more consistently and
comprehensively outlining the development
potential of the area.
Planning Issues - Amendments to Agricultural Preserve
1. Is the proposed amendment pursuant to the
provisions of Section 51200 et.seq of the
California Government Code?
2. Is the amendment consistent with the goals of
Carlsbad's General Plan, Local Coastal Program,
(LCP) and initial Land Conservation Contract No.
76-1?
Discussion - Amendment to Agricultural Preserve
In 1965, the State Legislature added Section 51200
et.seq. to the Government Code. Section 51200 et.seg.
(known as the Williamson Act) authorizes local
jurisdictions to establish a Conservation Contract.
Landowners within a preserve may enter into a Land
Conservation Contract with the jurisdiction to restrict
their land to agricultural or open space uses whereby
November 4, 1987
CAR COUNTRY EXPANSION
Page 7 L
tax assessment of their land will be based on its
restricted use rather than on its fair market value.
The terms of the contract require the land use to be
restricted for a specified period of time (10 years).
There are monetary penalties for premature cancellation
of the contract.
In 1976, the City entered into a Land Conservation
Contract with the Carltas Company to establish a 345
acre Agricultural Preserve. The contract has an
automatic renewal clause such that unless a nonrenewal
notice is filed, the contract will not expire. Instead,
the contract will always be for ten years.
The amendment proposes two changes to the Land
Conservation Contract No. 76-1 between the City and
Carltas Company. First, it proposes a boundary
adjustment to allow for the expansion of Car Country;
second, it proposes additional uses that can be
permitted within the agricultural preserve subject to
the approval of a conditional use permit.
Section 51257 of the Government Code was amended in 1985
to allow for boundary adjustments of existing
agricultural preserves providing certain findings, to
amend the contract, can be made by the City and the
California Coastal Commission to approve the boundary
adjustment. In general the findings focus on the
requirements that the boundary adjustment will not
diminish the long-term preservation and viability of
agricultural lands.
Specifically the following findings must be made:
1. There will not be a reduction of the amount of
acreage under contract as of January 1, 1985.
2. The land added to the contract is at least equal in
size, agricultural suitability and fair market
value as the land being removed from the contract.
3. At least 50% of the land presently subject to the
contract will remain subject to the contract.
4. The boundary adjustment is located within an
incorporated City within a county with a population
in excess of 1,500,000.
November 4, 1987
CAR COUNTRY EXPANSION
Page 8
5. The contract affected by the adjustment has been in
effect for at least 10 years.
6. The adjustment is consistent with the General Plan.
7. The land added is contiguous with land either under
contract or owned by a single family.
8. The proposed adjustment is consistent with the
findings that are required for cancellation of the
contract.
There were 345 acres under contract in 1985.
Approximately 30 acres for the expansion of Carlsbad Car
Country are proposed for removal from the contract,
although the entire expansion area includes 35 acres.
The exact amount of acreage will be added to the
contract as a result of this boundary adjustment.
Therefore, there will be no net reduction in the amount
of acreage under contract. Also, the 30 acre "swap"
means that 92% of the land presently under contract will
remain under contract after the adjustment.
As part of the swap proposal the City required the
applicant to submit proof that the land being added to
the contract was at least as suitable for agriculture as
the land removed. Submittals were received from the
Agricultural Advisor for the Cooperative Extension of
the University of California and a local flower grower.
These submittals indicate that not only is the land to
be added as suitable for agriculture as the land
removed, it is perhaps some of the best agricultural
land adjacent to the preserve.
The applicant did not submit any appraisals, so that it
is difficult to compare the fair market value of the two
parcels. However, the fair market value is probably
similar. If anything, the value of the parcel added
could be added higher than that of the parcel to be
removed for several reasons. The parcel to be removed
has been designated for agriculture by both the LCP and
city zoning. The parcel to be added is designated for
development in the LCP and carries a residential zoning
designation. Both parcels are currently designated
Residential Medium Density (4-8 du's/ac) by the City's
General Plan.
November 4, 1987
CAR COUNTRY EXPANSION
Page 9
With respect to the other required findings, the Land
Contract has been in effect since 1976 (eleven years).
Also San Diego has a population in excess of 2.2
million. The land to be added is contiguous with the
remaining contract land. Finally, there is no request
to cancel any portion of the contract.
The proposed boundary adjustment is consistent with the
goals of the General Plan, LCP, and original Land
Conservation Contract. The documents all include a goal
of the long-term preservation of agricultural lands. It
is the stated intent Section 51257 (Government Code) to
allow boundary adjustments ..."without diminishing the
quality and quantity of land subject to agricultural
preserve contracts and without imposing cancellation
fees on the landowners concerned. If the boundary
adjustments were not made, then the City's goal of
expanding Car Country would result in both the reduction
of land under contract and in the imposition of
cancellation fees.
Finally, the proposed amendment fulfills the intent and
requirements of Carlsbad's Local Coastal Program and the
initial Land Conservation Contract for Agricultural
Preserve No. 76-1 by helping implement a "Master Plan"
for the long-term agricultural use of the Land
Conservation Contract No. 76-1.
Specified Plan and Tentative Tract Map
Planning Issues
1) Does the specific plan implement the intent of the
General Plan (RRE) and the C-2-Q zone?
2) Are the standards in the specific plan adequate to
ensure a high quality auto park compatible with
existing Car Country?
3) Does the proposed tentative subdivision map satisfy
all requirements of the Carlsbad Zoning and
Subdivision Ordinances and the State Map Act?
Discussion - Specific Plan
The proposed Specific Plan establishes development
regulations for the Car Country expansion area. The
intent of the Plan is to ensure that the expansion area
November 4, 1987
CAR COUNTRY EXPANSION
Pacre 10
will complement and enhance the existing auto park. The
proposed plan is incorporated as an amendment to
Specific Plan 19 which was adopted in January, 1972, and
which established development standards for existing Car
Country. The proposed amendment will govern only the
expansion area and will not apply to the existing auto
park. It is written as a self-contained document and
does not require reference to the original 1972 Specific
Plan. For background and easy reference, however, the
original specific plan is contained as an Appendix to
SP-19(C).
The proposed Specific Plan implements the intent of the
RRE General Plan designation by establishing car
dealerships in an area close to arterial streets yet
separate from residential neighborhoods. The primary
use of the area will be the retailing of new and used
automobiles. However, automobile-related uses will also
be permitted on three of the interior lots. All of
these accessory uses are consistent with the C-2 zone.
As mentioned earlier, the intent of the Specific Plan is
to enhance and complement the existing park. Over the
years, Car Country has developed as an attractive auto
park which meets the needs of the customers, the car
dealers, and the City. It concentrates car dealerships
in one area and requires that specific development
standards be followed. Because the existing park has
been so successful, the same basic standards were used
in the proposed expansion plan. Additional items which
were addressed include test driving areas, employee
eating areas, unloading areas, outdoor lighting levels,
noise levels, and auto-related uses.
To ensure that the expansion area will maintain a high
quality of development, the Specific Plan requires each
individual project to process a Site Development Plan.
This will guarantee that the uses are appropriate, all
impacts are mitigated, and that the intents and
standards of the Specific Plan will be implemented.
Discussion - Tentative Tract Map
The proposed tentative map meets all requirements of the
Carlsbad Zoning Ordinance, the State Map Act, and the
Subdivision Ordinance. The applicant has proposed a 14
lot subdivision, - 13 developable lots plus three
remainder parcels of 400+ acres. The lots proposed for
November 4, 1987
CAR COUNTRY EXPANSION
Paae 11
development back up to the rear of the existing
dealerships. Lots 1-4 will take access from an interior
cul-de-sac ("Bw Street) and Lots 5-13 will take access
off "A" Street, a single-loaded 72 foot wide industrial
street. The proposed lots will be adequate in size and
shape to accommodate development permitted by the
Specific Plan. The large remainder parcel will have
significant street frontage on Palomar Airport Road, a
prime arterial, and Cannon Road, a major arterial. As
part of this subdivision, the applicant has been
conditioned to dedicate right-of-way along both
arterials and agree to participate in an improvement
district. Street improvements would not actually be
installed until the improvement district is formed;
however, the agreement is an important step in the
establishment of a major circulation system link.
Grading
The applicant has proposed a large amount of grading to
accommodate the flat pads necessary for this type of
development. The grading operation would cut the
easterly portion of the site and fill the westerly
portion of the site. Approximately 173,000 cubic yards
would have to be exported. Staff has conditioned this
export to be deposited at an approved site on the
remainder parcel after completion of sufficient
environmental review, plan check, and erosion control.
The haul route for the proposed export has also been
conditioned not to cross improved public roadways.
Driveways
The applicant has requested a variance from engineering
standards to reduce the driveway/intersection spacing
requirements from 300 feet to 200 feet. The applicant
believes this is necessary to provide at least one
access point to each lot. Engineering staff can support
this position because "A" Street is single-loaded and
will take access from one side only.
Dedication on Cannon Road
One of the conditions of approval requires dedication or
condemnation of the full 102 foot right-of-way width
required along Cannon Road. This includes the offsite
slope dedication necessary to grade this roadway. One-
half of this right-of-way must be obtained from San
November 4, 1987
CAR COUNTRY EXPANSION
Page 12
Diego Gas & Electric; if this dedication cannot be
obtained by the applicant, then the City will have to
enter into condemnation proceedings to acquire the
remaining right-of-way width. Staff strongly recommends
grading the full right-of-way width at this time rather
than a half-width to prevent future transition problems
and construction hazards. Staff has conditioned a full
width grading with half-street improvements. The
improvement of Cannon Road will not impact the large
SDG&E electrical towers; the smaller wooden poles will
be removed and utilities will be undergrounded.
Amendment to Local Facilities Management Plan For Zone 3
Planning Issues
1. Is the proposed amendment to the Local Facilities
Management Plan (LFMP) for Zone 3 consistent with
Section 21.90 of the Carlsbad Municipal Code (Growth
Management) and with the adopted Citywide Facilities and
Improvements Plan?
Discussion
The subject property is located in Local Facilities
Management Plan Zone 3. The original plan for this zone was
approved May 19, 1987, and was subsequently amended on August
14, 1987, to allow for the expansion of Car Country as well
as boundary adjustment for Zones 3 and 13. The plan is now
being updated to incorporate new information as a result of
actions taken since this plan was originally adopted and to
also analyze the increased demand on public facilities due to
the inclusion of the Car Country expansion into Zone 3.
Modification made as a result of updated information include
the following:
1) Increased library space which the City Council
authorized in their action of July 7, 1987 (which
allocated the appropriate funds and directed the City
Manager to proceed in constructing a new library
facility within the next five years).
2) Revised park inventory (AB 9218) as modified in the
Local Facilities Management Plan for Zone 1.
The public facilities which are impacted by the Car Country
expansion are wastewater treatment capacity, drainage,
November 4, 1987
CAR COUNTRY EXPANSION
Paae 13
circulation, sewer collection, and water distribution. These
impacts are briefly discussed below. A more detailed
analysis may be found in the amended plan for Zone 3,
attached as Exhibit "F", dated November 4, 1987.
IMPACTS FROM THE EXPANSION OF CAR COUNTRY
City Administrative Facilities No Impact
Library No Impact No Impact
Wastewater Treatment .08 MGD (135 EDUs)
Parks No Impact
Drainage 115 CFS
Circulation 2000 Average Daily
Trips
Fire No Impact
Open Space No Impact
Schools No Impact
Sewer Service 135 EDUs (.08 MGD)
Water Service .03MGD
As shown above, the modification of the boundaries of Zone 3 to
include the Car Country expansion do not cause any of the public
facilities within Zone 3 to fail to meet the adopted performance
standards. However, increased traffic created by the expansion
of Car Country does lower the service level at the intersections
of northbound and southbound Interstate 5 and Palomar Airport
Road. Although the level of service is lowered, it will still
comply with the City's adopted performance standards.
As pointed out by the Zone 5 Local Facilities Management Plan,
these intersections will need to be improved within one to three
years to comply with the adopted performance standards. The
circulation section of the revised Zone 3 Local Facilities
Management Plan provides a number of financing alternatives for
solving this problem.
In summary, the seven complex actions discussed in this staff
report will allow for a 35 acre expansion of the existing Car
November 4, 1987
CAR COUNTRY EXPANSION
Paae 14
report will allow for a 35 acre expansion of the existing Car
Country. The proposed expansion will generate a tremendous
amount of revenue for the City of Carlsbad. All development
proposals for this area will require approval of a Site
Development Plan by the Planning Commission. Staff recommends
that the Commission recommend APPROVAL of this project to the
City Council.
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not
have a significant impact on the environment and, therefore, has
issued a Negative Declaration on September 11, 1987.
ATTACHMENTS
1. Planning Commission Resolution No.'s 2691, 2694, 2689, 2692,
2701, 2693
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6. Exhibits "A" - "K", dated November 4, 1987
AMLtdm
10/22/87
CAR COUNTRYEXPANSION
« )0 ACRES
r^mt'x*CAR COUNTRY
\ DEVELOPMENT
GENERAL PLAN
RtSIOtNTIAl
RL LOW DENSITY <0-l»>
RLM LOW MEDIUM DENSITY (0-4)
KM MEDIUM DENSITY <4-i)
RMH MEDIUM HIGH DENSITY (8-15)
RH HIGH DENSITY(H-J3)
COMMttCIAl
RRI INTENSIVE REGIONAL UTAH (Cf. Plan Camlno K«l)RUE EXTENSIVE REGIONAL RETAIL (ef. Cat Councry Carlsbad)
US MOIONAL SERVICE
C COMMUNITY COMMERCIAL
N NEIGHBORHOOD COMMERCIAL
TS TRAVEL SERVICES COMMERCIALO PROFESSIONAL REL\TED
CBD CENTRAL BUSINESS DISTRICT
M PLANNED INDUSTRIAL
G GOVERNMENT FACILITIES
I! PUBLIC UTILITIES
RC RECREATION COMMERCIAL
SCHOOLS
E ELEMENTARY
) JUNIOR HIGH
H HIGH SCHOOL
P PRIVATE
OS OPEN SPACE
NRR NON RESIDENTIAL RESERVE
ZONINQ
MSIDINTIAL
P-C PLANNED COMMUNITY ZONE
R-A RESIDENTIAL AGRICUTTL RA1 ZONE
HE RURAL RESIDENTIAL ESTATE ZONE
R-l ONE FAMILY RESIDENTIAL ZONE
R-i TWO-FAMILY RESIDENTIA1 ZONE
R-) MULTIPLE FAMILY RESIDENTIAL ZONE
R3L LIMITED MULTI-FAMILY RESIDENTIAL ZONEROM RESIDENTIAL DENSITY-MULTIPLE ZONE
RD-H RESIDE^^^AL DENSITY-HIGH ZONE
RMHP RESIDENTIAL MOBILE HOME PARK ZONE
RP RESIDENTIAL PROFESSIONAL ZONE
RT RESIDENTIAL TOURIST ZONE
RW RESIDENTIAL WATERWAY ZONE
COMMUCIAl
O OFFICE ZONE
C-1 NEIGHBORHOOD COMMERCIAL ZONE
C 2 GENERAL COMMERCIAL ZONE
CT COMMEKCIAL-TOV.TUST ZONECM HEAVY COMMERCIAL- LIMITED INDUSTRIAL ZONE
M INDUSTRIAL ZONE
P- M PLANNED INDUSTRIAL ZONE
OTHIH
PP FLOODPLAIN OVERLAY ZONE
L-C LIMITED CONTROL
OS OPEN SPACE
P-U PU'BUC UTILITY ZONE
City of Carlsbad
GPA/LU 87-1
ZC 87-2
CT 87-3
CAR COUNTRY EXPANSION SP-19(C)
BACKGROUND DATA SHEET
CASE NO: GPA/LU 87-1. ZC 87-2. SP-19fCK CT 87-3. LFMP 87-3. LCPA 87-2
APPLICANT: CARLTAS
REQUEST AND LOCATION: Request to approve a 30 acre expansion of
existing car dealership facilities located south of Cannon Road, east
of Paseo del Norte. north of Palomar Airport Road
LEGAL DESCRIPTION: A portion of Lot H of Rancho Agua Hedionda. Map 823
in the City of Carlsbad
APN; 211-010-11. 211-021-21. 211-021-20
Acres 35 Proposed No. of Lots/Units 13 lots
GENERAL PLAN AND ZONING
Existing Land Use Designation RM Proposed General Plan designation -
RRE
Density Allowed N/A Density Proposed N/A
Existing Zone E-A. R-A-1-10.000 Proposed Zone C-2
Surrounding Zoning and Land Use:
Zoning Land Use
Existing EA, R-A-10,000
Site Proposed C-2 Vacant
North PU Vacant
South RA-10.000 Vacant
East E-A Vacant
West C-2 Car Dealerships
PUBLIC FACILITIES
School District Carlsbad Water*Carlsbad. Costa Real SewerCarlsabd EDU's
N/A
Public Facilities Fee Agreement, dated August 3. 1987
(*The City of Carlsbad will provide water servie to all projects in
Carlsbad except those located in the Olivenhain and San Marcos Sewer
Districts.)
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued September 11. 1987
E.I.R. Certified, dated ^^___
Other,
DISCLOSURE FO.RM !
APPLICANT: Carltas Development- Company. A California Corporation
Name (individual, partnersnip, joint venture, corporation, syndication)
4401 Manchester Ave. #206, Encinitas, CA 92024
Business Address
(619) 944-4090
- Telephone Nutnbac
AGENT: George S. Nblte & Associates
Name
9755 Clairemont Mesa Blvd., San Diego, CA 92124
Business Address
(619) 278-9392
Telephone Number
MEMBERS: Christopher C. Calkins, President 1435 Guizot, San Diego, CA 92107
Name (individual, partner, joint~~Home Address
venture, corporation, syndication)
4401 Manchester Ave. Ste. 206, Encinitas, CA 92024
Business Address
'' (619) 944-4090 •
Telephone Number Telephone Number
Paul Ecke, Jr.. 441 Saxony Road
Name Home Address
441 Saxony Road Encinitas, CA 92024
Business Address
753-1134
Telephone Nunber , Telephone Number
(Attach no re sheets if necessary)
The applicant is required to apply for Coastal Commission Approval
if located in the Coastal Zone.
I/We declare under penalty of perjury that the information contained in this
disclosure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until amended,
Carltas ^^^S^***™*, A California Corporation
Agent, Owner, Partner
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
PLANNING DEPARTMENT W**$LJm (619)438-1161
City of Carlsbab
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: South of Cannon Road, east of Paseo
del Norte, north of Palomar Airport Road
PROJECT DESCRIPTION: Thirty acre expansion of an existing retail
car park. The proposed project requests a Zone Change, General
Plan Amendment, Tentative Map, Local Coastal Plan Program
Amendment, Williamson Act Contract Amendment, and Local
Facilities Management Plan Amendment for Zone 3.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for
Implementation of the California Environmental Quality Act and
the Environmental Protection Ordinance of the City of Carlsbad.
As a result of said review, a Negative Declaration (declaration
that the project will not have a significant impact on the
environment) is hereby issued for the subject project.
Justification for this action is on file in the Planning
Department.
A copy of the Negative Declaration with supportive documents is
on file in the Planning Department, 2075 Las Palmas Drive,
Carlsbad, California 92009. Comments from the public are
invited. Please submit comments in writing to the Planning
Department within ten (10) days of date of issuance.
O- 1
DATED: SEPTEMBER 11, 1987 .. ''
MICHAEL J. HOLZMILLER
CASE NO: GPA/LU 87-1, Planning Director
CT 87-3, SP-19(C) ,
ZC 87-2, LFMP 87-3 (A)
APPLICANT: CARLTAS DEVELOPMENT CO. (CAR COUNTRY)
PUBLISH DATE: SEPTEMBER 11, 1987
STATE Of CAUFORN1A—OfFKg OP THE GOVERNS GEORGE OEUKMEJIAN,
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO. CA 93814
October 9, 1987
Adrienne Landers
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92008
Subject: Car Country Expansion '^
SCH# 87090904
Dear Ms. Landers:
The State Clearinghouse submitted the above named proposed Negative
Declaration to selected state agencies for review. The review period is
closed and the comments of the individual agency(ies) is (are) enclosed.
Also, on the enclosed Notice of Completion, the Clearinghouse has checked
which agencies have commented. Please review the Notice of Completion to
ensure that your comment package is complete. If the package is not in
order, please notify the State Clearinghouse immediately. Your eight-digit
State Clearinghouse number should be used so that we may respond promptly.
Please note that recent legislation requires that a responsible agency or
other public agency shall only make substantive comnents on a project which
are within the area of the agency's expertise or which relate to activities
which that agency must carry out or approve. (AB 2583, Ch. 1514, Stats.
1984.)
These comments are forwarded for your use in adopting your Negative
Declaration. If you need more-information or clarification, we suggest you
contact the ccnmenting agency at your earliest convenience.
Please contact Glenn Stober at 916/323-7480 if you have any questions
regarding the environmental review process.
Sincerely,
David C. Nunenkamp
Chief
Office of Permit Assistance
Enclosures
cc:
Slot* of California
Memorandum
To Mr. Glenn Stober
State Clearinghouse
Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, California 95814
Dote : September 29, 1987
Place : Sacramento
From : D*portm*nt of Feed and Agrkuftur*—1220 N Street, Room 104
Sacramento, CA 95814
: SCH No. 87090904
Thank you for the opportunity to comment on the proposed Negative
Declaration for the proposed 30 acre expansion of the Car Country
retail park.
The proposed project would convert valuable coastal agricultural
land under Williamson Act Contract to urban use. This impact is
mitigated by a Williamson Act Contract trade which would place
similar nearby land under Contract. The California Department of
Food and Agriculture finds that a Negative Declaration is the
appropriate environmental document for this project.
Martha Neuman
Research Assistant
(916) 322-5227
SURNAME
Slat* of California
Memorandum
THE RESOURCES AGENCY Of CALIFORNIA
To ! Dr. Gordon F. Snow
Assistant Secretary for Resources
Ms. Adrienne Landers
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92008
From : Deportment of Conservation—Office of the Director
Date SEP 2 9 1987
Subject i proposecj Negative
Declaration for Car
Country Expansion.
SCH# 87090904
The Department of Conservation is responsible for monitoring
farmland conversion on a statewide basis. The Department also
administers the California Land Conservation (Williamson) Act.
We have reviewed the City of Carlsbad's Negative Declaration for
the project referenced above, and have noted that the proposal
may involve the conversion of valuable farmland. The Department,
therefore, offers the following comments.
The proposal would involve expanding an existing retail car
dealership park onto thirty acres of land which is covered by a
Williamson Act contract. Special legislation (AB 2016) was
passed to allow an exchange, under Government Code Section 51257,
which will place thirty acres of land, not currently covered by
contract, under a Williamson Act contract. This new Williamson
Act contract will be in effect for a period of fifteen years.
The Department suggests that all requirements found in Government
Code Section 51257 be followed in order to substitute
agricultural land of similar quality and size.
The Department appreciates the opportunity to comment on the
Negative Declaration. We hope that the farmland conversion
impact and the Williamson Act contract issues are given adequate
consideration-. If I can be of further assistance, please feel
free to caa&'-St/-SlS) 322-5873.
Dennis J. O1Bryant
Environmental Program Coordinator
cc: Ste
Office
hief
Conservation
RESPONSE TO COMMENTS ON NEGATIVE DECLARATION FOR
CARLTAS DEVELOPMENT CO. (CAR COUNTRY)
GPA/LD 87-1
CT 87-3, SP-19(C)
ZC 87-2, LFMP 87-3(A)
DATED SEPTEMBER 11, 1987
SCH NO. 87090904
COMMENT
DATE: 9/29/87
FROM: Martha Neuman
OF: State Dept. of
Food & Agriculture
RESPONSE
So Noted
DATE: 9/29/87
FROM: Dennis J. O1Bryant
OF: State Dept. of Conservation
B.
The new land
that will be
added to the
ag r i cultura1
preserve will be
under the
ag r i cultura1
preserve for a
period of 15
years.
The amendment to
the agricultural
preserve has
followed all
the requirements
of Government
Code Section
No. 51257.
DATE: 10/9/87
FROM: David C. Nunen Kamp
OF: State Office of Planning &
Resource
So Noted
ACUA HIOIONDA IACOON EXHIBIT A
11/4/87
N
Genera/ Plan
EXISTING PROPOSED
RM
EXISTINGCAR COUNTRY
DEVELOPMENT
GENERAL PLAN
RL
RLM
RM
RMH
RH
RR1
RU
RS
C
N
TS
O
CBD
PI
C,
L1
RC
H
P
OS
SRR
MSIDINTIALLOW DENSITY «MM
LOW-MEDIUM DENSITY(0-4)
MEDIUM DENSITY(4-i)
MEDIL'M HIGH DENSITY <»H>
HIGH DENSITY <U-M) '
COMMIRCIAl
INTENSIVE REGIONAL RETAIL (e» Ptua Caffllno Rnl )EXTENSIVE REGIONAL RETAIL (c» Clf Country Carllbld)
REGIONAL SERVICE
COMMISITV COMMERCIALNEIGHBORHOOD COMMERCIAL
TRAVEL SERVICES COMMERCIAL
PROFESSIONAL RELUEO( f NTRAL BUSINESS DISTRICTPLANNED ISDI STRLAl<;<>V 'ERNMENT FACILITIES
PI BllC L TILIT1ESRECREATION COMMERCIAL
SCHOOLS
JIN\0«HIGH
HIGH S< HOOlPR|V»TI
OPEN SPACE
SON RESIDENTIAL RESERVE
ZONING
RISIDINTIAl
P-C PLA>NED COMML'NITY ~ON€
»• A RESIDENTIAL AGRICL LTl RAL ZONE
R-E Rl R.\L RESIDENTIAL ESTATE ZO.NS
R-I ONE FAMILY RESIDEMTUL ZONl
Ri TU'OFVMILY RESIDENTIAL ZONE
R-} Ml'LTIPLE FAMILY RESIDENTIAL ZONt
R-3L LIMITED Ml'LTI-FAMILY RESIDENTIAL ZONE
RO-M RESIDENTIAL DENSCn-MLXTIPLE ZONE
RD-H RESIDENTIAL DENSITY HIGH ZONE
RMHP RESIDENTIAL MOBILE HOME PAMC ZONE
R » RESIDENTIAL PROFESSIONAL ZONE
RT RESIDENTIAL TOl R1ST ZONE
RW RESIDENTIAL WATERWAY ZONE
COMMIKIALO OFT1CE ZONE
C I NEIGHBORHOOD COMMERCIAL ZONEC2 GENERAL COMMERCIAL ZONECT COMMERCIAL TOURIST ZONE
CM HEAVY COMMERCLAL UMITED LVDI.STWAL ZONE
M INDUSTRIAL ZONEP M PLANNED INDCSTRLM. ZONE
OTHII
f r FIOODPLUN OVERLAY ZONE
LC UMITED CONTROL
OS OPEN SP.\CEP-U PU3UC UTILITY ZONE
GPA/LU 87-1
ZC 87-2
SP-19(C)
CT 87-3
LCPA 87-2
WILLIAMSON CONTRACT AMEND.LFMP 87-3(2)
ACUA HIDIONOA tACOON EXHIBIT B
11/4/87
N
Zoning
EXISTING PROPOSED
R'A-10,000
CAR COUNTRY
DEVELOPMENT
GENERAL PLAN
m
RIM
RM
RMII
R||
RR1
RRE
RScN
T5
O
(PI)
PI
RC
E
J
IIr
I is
NRR
RISIOINTIAL10* OENMmo 1 5i
|o* MFI1ILM 0£NSITV<0 4»
Menu MOFNSirVM 8>
MtPH'M HIGH DENSITY) 8- U)
HIC-M DENSITY (l«-2»
COMMIRCIAL
INTENSIVE REGIONAL RETAIL <tg PliilClmlnoReil)
EXTSN5IVE REGIONAL «TAIl.(t» Cl» Country Cirlsbid)
RfC.IONU SERVICE< UMMI Nin COMMFM:IAL
ERM( E5('l>MMER( Ul
l)N*l RELMED
Bt MNF«r>IMRICT
PI ANNFI) IM)I <IRIU
i.mUNMFNT FA< IIITIES
Kl IH-lf I MU1IE*Rr< RFMIDN COMMERCIAL
SCHOOLS
r.irMENHHY
Jl NK'R MIC.II
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RBIUENTUl A(,Rir.t:i.Tl.RAL ZONE
Rl'R.\L RESIDEVHAL ESTATE ZONE
ONE FAMILY R15IDENTUL ZONE
TVtO FA.VIHV RESIDENTMi ZONE
MIL11PLE FAMILY RESIDENTIAL ZONELIMITED MULTI-FAMILY RESIDENTIAL zoist
RESIDENTWL DENSITY MLLTIPLE ZONE
RESIDENTIAL DENSITY-HIGH ZONE
RESIDENI1AI MOBILE HOME PARK ZONE
RESIDENTIAL PROFESSIONAL ZONE
RESIDENTIAL 1OI RIST ZONE
RESIDENTIAL MATERWAY ZONE
COMMIRCIAL
orricE ZONE
NEIGHBORHOOD TOMMFRC IAL ZONE
CENTRAL <OMMFR< 1AI 7.ONt
COMMER<:iAL TOI RJST ZONE
IIEAV> COM MERCLU. LIMITED INDUSTRIAL ZONE
LNDL'STRIAL ZONE
PLANNED INDUSTRIAL ZONE
OTHIR
FLOODPI.MN OVERLAY ZONE
UMIITD CONTROL
OPEN SP^CE
PUBLIC LT1UTY ZONE
GPA/LU 87-1
ZC 87-2
SP-19(C)
CT 87-3
LCPA 87-2
WILLIAMSON CONTRACT AMEND.LFMP 87-3(2)
EXHIBIT C 11/4/87
Policy 2-1 C. PERMITTED USES ON DESIGNATED COASTAL
AGRICULTURAL LANDS
The land uses described below shall apply to
any designated coastal agricultural land
which has not been approved for development.
1. On any Class I through Class IV
Agricultural Lands (See Exhibit 4.2.)/
the following uses only are permitted:
a. Cattle, sheep, goats, and swine
production, provided that the
number of any one or combination of
said animals shall not exceed one
animal per half acre of lot area.
Structures for containing animals
shall not be located within 50 feet
of any habitable structure on the
same parcel, nor within 300 feet of
an adjoining parcel zoned for
residential uses.
b. Crop production;
c. Floriculture;
d. Horses, private use;
e. Nursery crop production;
f. Poultry, rabbits, chinchillas,
hamsters, and other small animals,
provided not more than 25 of any
one combination thereof shall be
kept within 50 feet of any
habitable structure nor within 300
feet of an adjoining parcel zoned
for residential uses;
g. Roadside stands for display and
sale of products produced on the
same premises, with a floor area
not exceeding 200 square feet and
located not nearer than 20 feet to
any street or highway;
h. Tree farms;
i. Truck farms;
j. Wildlife refuges and game
preserves;
k. Other uses or enterprises similar
to the above customarily carried on
in the field of general agriculture
including if necessary accessory
uses such as private garages,
children's playhouses, radio and
television receiving antennas,
windmills, silos, tank houses,
shops, barns, offices, coops, lath
houses, stables, pens, corrals, and
similar uses required for the
-2-
conduct of the uses above;
1. One single family dwelling and
guest house per existing legal
building parcel;
m. Dogs, cats, and other domestic
pets, provided not more than four
dogs or four cats older than six
months or any combination thereof
shall be kept on any lot or parcel
of land; and
n. Home occupation.
On any class V through VIII Agricultural
Lands (See Exhibit 4.2.), the following
uses only are permitted:
a. All of the permitted uses listed
above;
b. Hay and feed stores;
c. Nurseries, retail and wholesale
d. Packing sheds, processing plants
and commercial outlets for farm
crops, provided that such
activities are not located within
100 feet of any lot line;
e. Greenhouses, provided all
requirements for yard setbacks and
height as specified in Chapter
-3-
21.07 of the Code are met.
3. On any Class I through VIII
Agricultural Lands (See Exhibit 4.2.),
the following uses are permitted by
conditional use permit provided:
a. The use promotes and provides for
the long term preservation of
Coastal Agricultural Land; and
b. Fulfills the requirements and
findings for a conditional use
permit with the City of Carlsbad.
1. Apiary, provided that all
hives or boxes housing bees
shall be placed at least 400
feet from any street, school,
park, "R" zone, or from any
dwelling or place of human
habitation other than that
occupied by the owner or
caretaker of the apiary;
2. Aviaries;
3. Poultry, rabbits, chinchillas,,
hamsters, and other small
animals in excess of the
number specified in Section
21.07.020.
-4-
4. Far* employee housing for
persons working onsite,
provided the number of units
shall not exceed two per gross
acre of land area and no such
housing is located closer than
50 feet from any lot line;
5. Hay and feed stores;
6. Nurseries, retail and
wholesale;
7. Packing sheds or small
processing plans for farm
crops, similar to those being
grown on the premises,
provided no such processing
plant is located within 50
feet of any lot line;
8. Public works projects;
9. Sanitary landfills, temporary;
10. Stables and riding academies,
public;
11. Botanical gardens, arboretums,
and other related and
supporting facilities for the
display and education about
agricultural and floral
-5-
products within Carlsbad or
the surrounding region;
12. Farmer's markets or similar
facilities for the exclusive
sale of agricultural and
floral products within
Carlsbad or the surrounding
region; and
13. A floral auction and related
facilities which provide
financial support to flower
growers within Carlsbad and
the surrounding region.
Policy 2-2 "MIXED-USE" DEVELOPMENT
Intent
This policy provides conditional development standards for the
area of approximately 482 acres north of Palomar Airport Road and
east of Paseo del Norte including the additional 20 acres between
Paseo del Norte and Interstate-5. (See Exhibit 4.3.) All such
lands owned either by Carltas or Ecke or their successors in
interest shall be permitted, pursuant to approval of a Master
Plan or a combination of a Specific Plan and Master Plan, to
convert certain agricultural lands to residential and/or non-
-6-
residential (including tourist-serving commercial) development as
a means of providing supplementary uses which will assist in the
retention of agricultural uses on the remaining portions of these
parcels. It should be noted that residential uses are possible
only where they do not conflict with the Airport Influence Area
and where they are compatible with adjacent uses.
A. Basic Permitted Uses on Existing Legal Parcels
Where each existing legal parcel as of July 14, 1987, (See
Exhibit 4.3.) is developed individually, permitted uses shall be
those described above in Policy 2-1 C Permitted Uses on
Designated Coastal Agricultural Lands.
B. Uses Conditionally Permissible Pursuant to the Development
of the Entire Area Subject to a Master Plan
1. Consistent with the Carlsbad General Plan residential,
commercial (including tourist serving commercial), and other
non-residential uses may be developed up on to 137 acres of
the approximately 482 acre site subject to a Master Plan for
the entire site.
2. Development shall be clustered along Palomar Airport Road,
Paseo del Norte, and Cannon Road as per Exhibit 4.3A.
3. Any amendment to the location of the developable area shall
be required to prove that the new area for development is
not more suitable for agriculture than the previously
-7-
developable area. The intent of this requirement is to
cluster development on lands least suitable for agriculture.
4. All remaining lands of approximately 345 acres (See Exhibit
4.3A.) shall as a condition of the Master Plan be preserved
in agriculture for as long as feasible. Feasibility shall
be determined for the entire 345 acres covered by this
restriction. Further, feasibility shall be subject to the
requirements of the Mello II Coastal Agricultural Overlay
Zone Section 21.82.060(c).
5. Pursuant to Section 51257 of the Government Code, the
boundaries of the lands designated for agriculture may be
amended.
6. As an interim step (prior to a complete Master Plan) a 35
acre portion of the 137 acres of developable land located
adjacent and easterly to Phase I of Carlsbad Car Country may
be developed as a Phase II expansion of Carlsbad Car Country
pursuant to a Specific Plan.
7. The 137 acres of developable land includes any portion of
the 482 acre site (See Exhibit 4.3A.) that has been
developed prior to the Master Plan approval.
8. The Master Plan shall provide a mix location and intensity
of land uses that are compatible with and will not adversely
impact the long term viability of agricultural uses.
9. All development shall include special treatment buffers
either through design or through physical barriers that
stabilize the urban - agricultural boundaries and limit to a
-8-
level of insignificance agricultural impacts on the urban
uses.
10. All tenants of developable portions of the site shall be
notified as to the requirements of the Specific and Master
Plans and agricultural uses on the designated land.
11. In implementing the Master Plan all land owners and
tenants within the 482 acre site shall waive any right to
file nuisance claims against normal agricultural operations.
12. All development shall be located so as to not interfere with
normal agricultural operations including but not limited to
cultivation, irrigation, and spraying.
13. As a condition of approval of either the Master Plan or the
Specific Plan for the Phase II expansion of Carlsbad Car
Country, whichever occurs first, the property owners
(Carltas and/or EcJce or their successors in interest) shall
record a deed restriction endorsed by the Coastal Commission
or its successor in interest and the City of Carlsbad that
the 345 acres of land identified on Exhibit 4.3 are
designated for Agricultural uses and any modification of use
shall require a LCP amendment.
14. It is recognized that roads can function as buffers between
dissimilar land uses as well as providing access to uses..
Therefore, roads may be located entirely or partially or not
at all within areas designated for agricultural use. The
decision to include or exclude (either partially or
entirely) roads shall be a condition of the coastal
-9-
road.
-10-
EXHIBIT Cl
11/4/87AGUAHEDONDA
LAGOON
o,. X>V\
'CARITASCO
\\\ *v\\\ -- \
PAUJMM ABP^T
EXHIBIT 4.2A CARLTAS AGRICULTURAL LANDS
AGRICULTURAL LANDS
::W:;:j: CLASS I-IV SOILS
CLASS V-VIII SOILS
Assessor's Paresis ss of 7/14/87
APN
211-010-11
-021-13
-14
-15
: -18
-19
-20
-21
8 Parcels
i 1 b>r x^
66-96
2.94
12.37
13.46
23.05
102.58
86.00
175.11
482.47
EXHIBIT 4.3 MIXED USE DEVELOPMENT UNDER A MASTER PLAN
Mello II Segment Carlsbad LCP
::::: 345 ACRES OF AGRICULTURAL
ym: LAND USE
' / 137 ACRES OF RESIDENTIAL. COMMERCIAL
// 4 OTHER NON-RESIDENTIAL DEVELOPMENT
AS PER CARLSBAD GP
APN
2 1 i Air* 11J. J. — U10""!!
-021-13
-14
-15
-18
-19
-20
-21
8 Parcels
ACREAGE
66 -96
2.94
12.37
13.46
23.05
102.58
86.00
175.11
482.47
EXHIBIT D 11/4/87
FIRST AMENDMENT TO
Agricultural Preserve No. 76-1
By this first amendment dated , 1987, Carltas
Company, a California Limited Partnership, successor in interest
as owner to Carltas Corporation, (hereinafter referred to as
"Owner") and the City of Carlsbad, a political subdivision of the
State of California, (hereinafter referred to as "City"), the
Land Conservation Contract dated February 10, 1976, by and
between Carltas Corporation and the city of Carlsbad (the
"Contract") is hereby amended pursuant to the provisions of
Section 51257 of the Government Code of the State of California
in light of the following facts and circumstances:
A. Pursuant to the provisions of Section 51257 of the
Government Code of the State of California, subdivision
(c), the Owner has petitioned the City to permit a
boundary adjustment to add properties to Agricultural
Preserve No. 76-1 and to delete other properties of
identical acreage from said preserve.
B. The City and California Coastal Commission have made
all determinations required under Section 51257 that
such boundary adjustment should be made and that the
amendment stated herein is appropriate, and is
consistent with the intent of Section 51257 in the
development of a Local Coastal Program with provision
for long term preservation of agricultural lands.
C. Owner and City desire to further amend the contract to
specify certain conditional uses permitted under the
Williamson Act.
THEREFORE, it is agreed between Owner and City as follows:
Section 1. ADJUSTMENT TO CONTRACT BOUNDARY. Effective on
the date of this amendment, the land depicted on the attached
Exhibit "Dl", dated, November 4, 1987, as "New Contract Land"
shall hereinafter be subject to the Contract and the land
designated as "Carlsbad Car Country Phase II" shall be deleted
and no longer subject to the Contract. There shall be no net
loss of land under Land Conservation Contract Agricultural
Preserve No. 76-1 due to this boundary amendment.
Section 2. TERM. For purposes of the determination of the
term of this agreement with respect to the New Contract Land,
hereinmade subject to the Contract and previously not subject to
the Contract, the term shall be for 15 years from the effective
date of this amendment and Owner hereby waives the right to
cancel this agreement as to such property for a period of five
years commencing on the effective date of this amended contract.
Section 3. SPECIFIC USES. The list of uses delineated in
subpart of B of Exhibit "B" to the Contract are hereby amended to
add the following:
(11) Botanical gardens, arboretums, and other related
and supporting facilities for the display, and
education about, agricultural and floral products
produced within Carlsbad and surrounding region;
(12) Fanner's markets or similar facilities for the
exclusive sale of agricultural and floral products
produced on the same premises;
(13) A floral auction and related facilities which
provide financial support to flower growers within
Carlsbad and the surrounding region.
Section 4. CHANGE IN NOTICE. Pursuant to the provisions of
Section 16 of the Contract, notice to Owner shall be addressed as
follows:
Carltas Company, a California Limited Partnership
4401 Manchester Avenue, Suite 206
Encinitas, California 92024
Section 5. RATIFICATION AND AFFIRMATION OF CONTRACT.
Except as hereinabove set forth, the land conservation contract
dated February 10, 1976, is hereby ratified and confirmed.
Executed on the date first written above.
Section 6. RECORDATION. The Owner shall record this
admendment as per Section 51283.4 of the California Government
Code.
Section 7. AMENDMENT PROCEDURES. Amendment of this
amendment of Land Conservation Contract Agricultural Preserve No.
76-1 shall not occur until all conditions and contingencies
specified in the agreements have been satisfied.
Carltas Company, a California Limited
Partnership
By:
Paul Ecke, Jr., General Partner
"OWNER"
City of Carlsbad, a Municipal Corporation
By:
Claude Lewis, Mayor
"CITY"
[Notarial Acknowledgements]
EXHIBIT Dl
H/4/87
AGUAHEDONDA
LAGOON
Proposed Agricultural Preserve 76-1 Boundary Amend.
Original 1976 Agricultural Preserve Contract Boundary
BOUNDARY AMENDMENT
Added to the Preserve (New Contract Land)
Removed from the Preserve
EXHIBIT E
H/4/87
CAR COUNTRY EXPANSION
SPECIFIC PLAN AMENDMENT (#19-C)
Prepared by:
CARLSBAD PLANNING DEPARTMENT
CARLSBAD ENGINEERING DEPARTMENT
CARLTAS DEVELOPMENT COMPANY
AUSTIN HANSEN FEHLMAN/GROUP
OCTOBER 6, 1987
TABLE OF CONTENTS
1
II
III
IV
V
VI
INTRODUCTION
DEVELOPMENT REVIEW PROCESS
PROJECT DEVELOPMENT STANDARDS
SIGN PROGRAM.
LANDSCAPE STANDARDS
APPENDIX
4
5
1 1
12
15
INTRODUCTION
A. Purpose
The purpose of this document is to establish development regulations for the
approximately 35 acre Car Country Expansion area. An overriding goal is to
uphold and surpass the high quality standards of the existing Car Country. At
buildout, the expansion area should complement and enhance the existing auto
park.
This document is incorporated as an amendment into Specific Plan 19 which
was adopted in January 1972. However, upon initial adoption the development
restrictions contained herein only govern the expansion area and do not apply
to the existing Car Country. The Car Country Expansion Area Amendment has
been written as a "self contained" document which does not require reference
to the orginal 1972 Specific Plan or subsequent revisions. This Specific Plan
(SP-19) is contained in the Appendix.
The Car Country Expansion Amendment implements but does not supersede the
General Plan, the Local Coastal Plan and the provisions of Title 21 of the
Carlsbad Municipal Code. This document shall constitute the zoning for all
land covered by this plan and no use or development inconsistent with this
plan shall be permitted.
B. Location
The Car Country Expansion area contains approximately 35 acres and is
located south of Cannon Road, east of the existing Car Country, west of
Agricultural Preserve No. 76-1 and north of Palomar Airport Road. Figure 1
illustrates the location of the project within the region. The project site and
adjacent properties, including the original Car Country Auto Park, are
illustrated in Figure 2. The property located in the City at Carlsbad contains
approximately 35 acres and described as follows: " A portion of Lot "H" of the
Rancho Agua Hedionda, Map 823 in the City of Carlsbad, County of San Diego,
State of California.
C. General Plan and Zoning Designations
The site is designated by the City's General Plan as Extensive Regional
Commercial. These commercial areas are oriented to establishments which
sell large, low volume, high cost items such as automobiles. The adopted
zoning for the expansion area is C-2 (Q). Both General Plan and zoning are
consistent with the designations for the original area included within Car
Country.
D. General Development Concept
1. Land Use
The Car Country Expansion area will continue the land use pattern
established in the original auto park. Figure 3 illustrates the
Development Concept Plan. The primary us-j of the area will be the
retailing of new and used motor vehicles.
f1/f
1 '
w\ \^ft\ ^\ \\ »1 \1 t <
Batiqurtos
Lagoon
AUSTIN HANSEN FEHUVtAN CROUP Carltas Development Company SKIDMORE, OW1NCS 4 MERRIU
14 JULY 1987 Figure 1
ACUA HEDIONOA LAGOON
PROPOSED
CAR COUNTRY
EXPANSION
35 Acres
EXISTING\
, CAR COUNTRY
\ DEVELOPMENT
*s
--•"^ PAtOMAB AIRPORT RD
AUSTIN HANSEN FEHLMAN CROUP Caritas Development Company SWDMORE, OWINGS & MERRIU
14 JULY 1987
N
LOTS
V~f
MMJMNO /
•CT8ACK/
LOT 6
— v —
LOT 7
T
ASlTMl
~^
LOT 8
v
APPflOXMATEDMVCWAV
LOCATIONS
LOT 9
-IT - -
— ?* —//
LOT 10
T V 1
— -v —
LOT 11
J. JLl_
— v —
LOT 12
TT- --
— v =
~"
LOT 13
Figure 3
CAR COUNTRY EXPANSION
CARLTAS DEVELOPMENT COMPANY
SKDMORE OWMGS & MERRILL
j y-y i".M^*"*i" H /< N S f N
f E H I /H A N
.'iSff" -G R OU"P~
2. Circulation
Primary access to the site will be from "A" Street which provides a link
from Paseo Del Norte to Cannon Road.
E General Provisions
1. Except as specifically stated in this plan, the requirements of the C-2
zone and all other applicable provisions of the zoning, subdivision, grading
and building codes (and any amendments thereto) of the City of Carlsbad
shall apply.
2. Where minor questions arise regarding interpretation of this Specific
Plan Amendment, the Planning Director shall resolve them in a manner
consistent with the Municipal Code, adopted City plans and City policy.
Such decisions by the Planning Director may be appealed to the Planning
Commission and City Council.
3. The Car Country Expansion has been approved under the express condition
that the applicant shall pay a Public Facilities Fee as required by City
Council Policy No. 17, dated July 28, 1987, on file with the City Clerk and
incorporating herein by reference and according to the agreement
executed by the applicant for payment of said fee.
4. This project shall comply with all conditions and mitigation required by
the Zone 3 Local Facilities Plan and any future amendments to that plan
made prior to issuance of building permits.
5. Prior to development of any of the lots under this Specific Plan a Site
Development Plan pursuant to Chapter 21.06 of the Carlsbad Municipal
Code shall be submitted to the City of Carlsbad for a Planning Commission
approval. These plans shall be evaluated in accordance with municipal
ordinances and policies in effect at the time said plans are before the
Planning policies in effect at the time said plans are before the Planning
Commission.
6. Approval of this Specific Plan or approval and construction of a part of
the development pursuant to this amendment shall not vest any rights in
the balance of the Specific Plan nor create any vested rights in the
approval of any subsequent development.
- 7. All land and/or easements required by this Specific Plan for public
streets and public utility purposes shall be granted to the City of
Carlsbad without cost to the City and free of all liens and encumbrances.
8. Approval of this plan does not constitute and guarantee individual
development within the Specific Plan Amendment area will be approved,
nor that the availability of public facilities and services will necessarily
coincide with any owner or developer's timetable for construction.
Availability of public services will be evaluated in the context of
subsequent individual approvals and the adopted Local Facilities
Management Plan for Zone 3.
9. Prior to development, a landscape and irrigation plan shall be approved by
the Parks and Recreation Director.
10. "A" street shall be a single loaded street.
11. All proposed development shall comply with the grading and resource
preservation policies of the underlying Local Coastal Program.
12. Prior to issuance of building permits, the developer of any site shall be
required to obtain a Coastal Permit.
G. Amendments
Amendments to this document may be initiated by an application to the
Planning Director, subject to approval of the Planning Commission with right
of appeal to the City Council.
1. Administrative Modifications - Certain modifications to this document
are specifically deemed not to require a public hearing. The Planning
Director shall have the authority to approve such revisions without the
need for a public hearing if they are determined to be in substantial
conformance with (SP-19).
2. All changes other than administrative modifications shall require
amendment to the plan in the manner provided above.
II DEVELOPMENT REVIEW PROCESS
A. Subdivision Process
Prior to any development there shall have been a final subdivision map for
Car Country Expansion in conformance with the State Subdivision Map Act and
Title 20 of the City of Carlsbad Municipal Code.
B. Site Development Plan
Prior to building permit issuance for any lot, the applicant or any successor
is required to obtain approval of a site development plan in accordance with
Chapter 21.06 (Qualified Development Overlay Zone) of the Carlsbad Municipal
Code.
The Planning Commission shall review the site development plan in
accordance with the General Plan, City Zoning Ordinance, this document and
any other applicable policies. At the conclusion of a public hearing, the
Planning Commission shall approve, conditonally approve, or disapprove the
site development plan.
Ill PROJECT DEVELOPMENT STANDARDS
This section sets forth development standards which shall apply to all lots within the
Car Country Expansion Specific Plan. New car sales is the principle allowed use of
the Car Country Expansion and is allowed on all lots. In addition to new car sales
certain other uses described in this section are allowed on Lots 11-3.
A. Permitted Uses
1. All Lots
a. Motor vehicle dealerships for the retail sales, leasing, renting and
servicing of new and used automobiles and other motor vehicles such as
recreational vehicles but whose primary activity is new vehicle sales.
2. Lots 11-13
a. All permitted uses cited in (1.) above.
b. Retail automotive parts sales and service including but not limited to the
following:
1) Tire sales and service
2) Muffler shops
3) Brake shops
4) Wheel alignment and suspension services
5) Tune-up and oil changing facilities
6) Transmission repair
7) Auto detailing and interior work
8) Auto accessories
9) Car wash (Dealership Only)
c. Auto rental and leasing.
B. Building Coverage
Building coverage for uses described in A.1 .a above shall not exceed 25 percent.
C. Building Height
No building shall exceed a height of thirty feet or two stories.
D. Architectural Design and Materials
The design of exterior building elements and fencing shall be compatible with the
existing style of Car Country, generally described as Spanish motif.
E. Building Setbacks
1. Front Yard and Side Street Setback
Twenty-five (25) feet minimum. Roof overhangs and other unsupported
architectural devices may project six (6) feet into the setback area.
2. Side Yard Setback
Ten (10) feet minimum. Roof overhangs and unsupported architectural
devices may project six (6) feet into the setback.
3. Rear Yard Setback
Access rights to Cannon Road shall be relinquished for Lots 1-3. Along
Cannon Road a minimum rear yard setback of (35) thirty-five feet shall
be maintained for all buildings. A minimum twenty-five (25) foot
landscaped setback shall be maintained for all open parking or driveways
along Cannon Road. Any driveway within this setback shall be screened
from the street by a mixture of mounding and landscaping to the
satisfaction of the Planning Director. Within the setback along Cannon
Road, display of for sale motor vehicles may be permitted upon approval
of the Planning Director. See Figure 4 for design detail.
F. Parking
The intent of this section is to provide sufficient parking areas on site such that
on-street parking will be minimized.
1. Motor Vehicle Dealerships
a. Sales - One space per 400 square feet of gross floor area.
b. Repair - Four spaces per work bay for the first three bays. Two spaces
per bay for each bay in excess of three. Work bays shall not count as
parking spaces.
c. Customer/employee parking shall be designated to the satisfaction of the
Planning Director.
2. AH Other Uses
Such parking as may be required under Section 21.44 of the Carlsbad
Municipal Code for a specific use.
SECTION / /
LOCATIONS -
PLAN
SCALE 1' 100
UDT
LANDSCAPE SCREENING
FOR PARKING OR DRIVEWAY
CANNON ROAD
i—
P/L
LANDSCAPE SCREENING
FOR BUILDING
CANNON ROAD
P/L
AUTO DISPLAY AREA
CANNON ROAD
SECTIONS
25'
BUILDING
35
10'20'
P/L
5'
Figure 4
CAR COUNTRY EXPANSION
CARLTAS DEVELOPMENT COMPANY
SKDMORE, OWINGS & MERRILL
assr,H A N S E N
v.na-s™ M H t MAN
HHKMU.I -GROUP -
G. Loading
Provisions for loading and unloading shall be provided as follows:
1. Loading areas shall not be allowed in front yard or side street setbacks.
2. Three off-site truck turnouts shall be required along the easterly side of "A"
Street as illustrated in Figures 5 and 6.
3. In addition to the truck turnouts, each dealer should provide for on-site
loading areas for parts and accessories, these shall be clearly shown on all
site Development Plans.
H. Storage
Other than new and used vehicles held for sale to the public, no materials,
supplies, or equipment, shall be stored in any area on a site except inside closed
buildings or behind fencing as described in Section III, L.
I. Paging System
Outdoor sound systems for music and/or for paging shall be designed to minimize
noise nuisance to adjoining properties and shall not impact adjacent
neighborhoods. Speakers shall be spaced to minimize sound levels and oriented
away from adjoining properties and shall not exceed a decibel level of 3 DB's over
ambient noise level. Upon completion of construction, the outdoor sound system
shall be tested for noise and where necessary it shall be adjusted to the
satisfaction of the Planning Director.
J. Special Events Promotions
Special promotional events such as helium or hot-air balloons, large cranes and
similar promotional devices or activities which have a significant visual or noise
impact upon surrounding properties shall not be allowed.
K. Outdoor Lighting
The intent of this section is to achieve the following goals:
1. All display and security lighting for each dealership shall be designed for
uniformity.
2. Lighting shall be designed to minimize glare to surrounding properties and
distant neighborhoods.
All outdoor lighting fixtures and pole specifications with respect to height, type,
projected angle of light, material, colors and use, shall be consistent with the
existing Car Country. All lighting fixtures for display areas of vehicle
dealerships and general commercial lighting shall be metallic vapor and quartz
variety (no fluorescent arm type fixtures). Maximum lumination for outdoor
lighting shall be 100 foot candles. Additionally, no lights shall be above a ninety
(90) percent angle.
TURNOUT POCKETS<ta TM* TIOTJUI Mtf OMM)
•^a;.^__
LOTS LOT 6 LOT 7
A Stl
LOTS
, ,
••I
LOT 9
IT
LOT 10
T 1 ' 1
LOT 11
J.—JLU
LOT 12
_ti___
LOT 13
Figure 5
CAR COUNTRY EXPANSION
CARLTAS DEVELOPMENT COMPANY
SKDMORE, OV\/INGS & MERRILL
PLAN
NOTIOKAU
•Aw
\ rY;
SECTION
t/f - V
_ui_
SECTION
T PiTOL Figure 6
3AR COUNTRY EXPANSION
DARLTAS DEVELOPMENT COMPANY
SKIDMORE, OWINGS & MERRILL
I M" T jyj'zj'-jMji^ — " ~._..!..- • ^*
^"_*^"?^ H A N S i N
""ISM"" f t H I /H ^ N
^USiS*^"' -GROUP-
The number of poles shall be kept to a minimum where possible by combining
several luminaires on a single pole. The pole height shall not exceed a maximum
of twenty (20) feet. Flood lamps mounted at ground level for lighting cars is
permissible if concealed and if the flood lighting is not glaring or objectionable
when viewed from adjacent streets or properties. To reduce the projects off-site
impacts, fifty (50) percent of all outdoor lights shall be turned off after 10 p.m.
Each site Devlopment Plans shall include a detailed lighting plan.
L Fencing and Screening
1. Prohibited Materials
Wire fencing and gates shall not be allowed.
2. Fencing and Gate Design
The design of fencing and gates shall be appropriate to and similar to the
Spanish motif required for the buildings. Materials shall be masonry,
stucco, wood, or other similar materials as permitted by the Planning
Director.
3. Screening
On-site storage areas, loading areas and service bays shall be screened from
view from the outside by fencing.
Height of fence shall average 8'0" and be limited to maximum and minimum
heights of 9'0" and 7'0" respectively.
4. Fencing Setback
Fencing in the front yard and street sideyard setbacks shall not exceed thirty
(30) inches in height.
M. Trash Collection
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with
gates pursuant to City standards. Location of said receptacles shall be approved
by the Planning Director.
N. Equipment and Roofs
1. All exterior equipment and appurtenances shall not be permitted on the roof
unless entirely enclosed.
2. All equipment screening shall be architecturally compatible with the main
building(s) on the site and shall enclose the equipment from the view of
adjoining properties to the east to the first ridge line and public streets (see
Figure 7).
8
MECHANICAL
EQUPMENT
WELL
MECHAMCAL
EQUPMENT
MECHAMCAL
EQUPMENT
,EW FHOMTOPOFWOEUjE
ROOF PLAN
HOT TO 8CAU ELEVATIONNOT IO SCALE
NOTE: MECHAMCAL EQUPMENT MAY ALSO
BE PLACED EXTERIOR TO THE BULDNG
ON THE GROUND LEVEL WTTH
ADEQUATE SCREEMNa
VEWFROMTOPOFHDGELWE
SECTION P/L PROPOSED
CAR COUNTRY
EXPANSION
Figure 7
:AR COUNTRY EXPANSION
ARLTAS DEVELOPMENT COMPANY
SKDMQRE, OWINGS & MFRROl
3. All pitched roofs shall be of material compatible with the building exterior
(tile, shingle, wood), or all flat roofs shall be screened or fully enclosed by
such material, viewed from the first ridgeline east of car country expansion.
O. Utility Services
All utilities services shall be underground. Transformer or terminal equipment
shall be visually screened from view from streets and adjacent properties.
P. Driveway Locations
Lots shown on Rgure 3 shall have one driveway location except Lots 3, 4 and 13.
If lots are merged, each lot shall continue to be allowed the number of driveways
shown on this exhibit. Precise driveway locations will be determined during site
plan review for each lot.
Q. Grading
Grading shall be completed in one phase per an approved City of Carlsbad grading
plan.
R. Undeveloped Areas
Undeveloped areas/slopes shall be planted and maintained in a clean, neat and
orderly manner as required by Section 11.06.130 of the Carlsbad Grading
Ordinance.
S. Performance Standards
All motor vehicle dealerships and related automotive service facilities shall
comply with the following performance standards:
1. The maximum allowable exterior noise level of any use shall not exceed
sixty-five l_<jn as measured at the property line. Where a structure is
occupied by more than one use, the noise level shall not be in excess of 45 l_dn
as measured within the interior space of the neighboring establishment.
Noise caused by motor vehicles traveling to and from the site are exempt
from this standard.
2. All uses shall be operated so as not to emit matter causing umpleasant odors
which are perceptible to the average person while within or beyond the lot
containing such uses.
3. All uses shall be so operated so as not to generate vibration discernible
without instruments by the average person while on or beyond the lot upon
which the source is located or within an adjoining enclosed space if more than
one establishment occupies a structure. Vibration caused by motor vehicles,
and temporary construction is exempted from this standard.
4. All uses shall be operated so as not to produce humidity, heat, glare or high-
intensity illumination which is perceptible without instruments by the
average person while on or beyond the lot containing the use.
5. All uses shall meet the air-quality standards of the San Diego County Air-
Quality Control Board (AQCB). In addition, all uses shall be operated so as not
to emit particulate matter or air contaminants which are readily detectable
without instruments by the average person while in the lot containing such
uses.
6. All discharge of industrial waste shall be in conformity with the provisions of
Chapter 13.16 of the Carlsbad Municipal Code. Businesses which produce
grease, oil or other toxins as a by-product of their operation, shall provide
on-site grease-traps to prevent these products from entering the public
drainage system. This information shall be indicated on site development
plans and shall be designed to the satisfaction of the Carlsbad Fire Chief.
T. Test Driving
Auto dealers shall provide to all sales and service employees a map which
designates areas for test driving. This map shall note that test driving in
residential areas shall be strictly prohibited. This map shall be approved by the
City Engineer and Planning Director, prior to issuance of building permits..
U. Employee Eating Area
Outdoor eating facilities for employees shall be provided consistent with Section
21.34.070 (3) of the Carlsbad zoning ordinance.
10
IV SIGN PROGRAM
The purpose of this section is to establish the sign standards necessary to insure
coordinated exposure and tenant identification within the Specific Plan
Amendment area. A primary consideration is preventing visual blight and traffic
safety problems.
A. Signs Permitted Without Conditional Use Permit
Signs permitted without a conditional use permit shall meet the following
standards:
1. Each lot will be permitted signage equal to one and five tenths square
feet per lineal foot of building frontage in accordance with the existing
Sign Ordinance. More specific conditions may be added under the Specific
Site Development Plans..
2. One freestanding sign may be placed on each lot provided the sign area of
the freestanding sign is included within the aggregate sign area permitted
as stated in (1) above.
3. No portion of a freestanding sign or monument sign shall be erected in or
extended into any area within 12 feet measured from the curb line.
4. Monument signs shall not exceed a height of 8 feet.
5. Signs for uses other than motor vehicles dealerships on Lots 1 - 3 shall
conform to Section 21.41 of the Carlsbad Municipal Code.
6. All signs will be reviewed by the Planning Director to insure
compatibility and to protect the public interest.
7. Signs visible from Interstate 5 shall be consistent with in size, color
and lumination with those of the existing auto park.
B. Signs Permitted by Conditional Use Permit
If more than one dealership is located on one lot, an additional freestanding
sign or monument sign may be allowed with the approval of a Conditional Use
Permit by the Planning Commission. Such signs shall meet the following
criteria:
1. A monument sign, not to exceed six feet in height or a freestanding sign
not to exceed twenty feet in height may be permitted.
2. The aggregate sign area for the entire development shall not exceed the
sign area allowed for the development according to the provisions of
Paragraph A above, Signs Permitted without Conditional Use Permit.
3. No portion of such sign shall extend over the public right-of-way, or be
within fifteen feet of any driveway or corner.
4. The maximum sign area for any such sign shall not exceed fifty-five
square feet.
11
V LANDSCAPE STANDARDS
The purpose of the Landscape Standards is to provide landscaping which is in
harmony with the existing Car Country and is appropriate to the Spanish design
motif.
A. Landscape Areas
1. Front Yard and Side Street Landscaping
A ten-foot landscaped area shall be constructed along the public rights-
or-way for "A" Street and "B" Street. Said area shall include a five-foot
strip in addition to the five-foot parkway width.
Along Cannon Road, a minimum twenty-five foot Landscape Area
consistent with Section III, E-3 of the Specific Plan shall be provided.
Maintenance programs for the Landscaped Area shall be subject to
approval of the Parks and Recreation Director.
2. Interior Landscaping
Landscaping in the interior of display parking areas shall be provided in
addition to the front yard landscaping strip. Such landscaping shall be in
accordance with good design practice and other requirements of this
Section.
3. Percentage Area Landscaping
Consistent with the existing auto park, five (5) percent of all on-site
paved areas exclusive of setback areas shall be landscaped. Design and
maintenance of landscaped areas shall be subject to approval by the Parks
and Recreation Director.
4. Sloping Earth Banks
Areas in which grading has caused sloping earth banks shall be landscaped
and irrigated in a manner to protect the soil from erosion.
B. Wheel Stops and Concrete Curbs
In public display and customer areas where landscaping abuts the paved area,
six-inch high concrete curbs and concrete bumper stops shall be provided.
C. Maintenance of Landscaping
Maintenance standards to be observed shall include the following:
1. Lawn and ground covers shall be trimmed and mowed.
2. Weeds and debris shall be removed.
3. Plantings shall be maintained in a healthy and growing condition with
pruning, fertilization and cultivation a regular part of the maintenance
program.
4. The irrigation system shall be maintained in good working condition.
D. Landscaping Materials and Details
Required landscaping shall consist of a designed combination of trees, ground
cover and shrubbery. These materials shall be of limited selection to give
greater unity to the visual quality of the development and shall be selected
for concern of climate and maintenance. The predominant species of trees
within th? project shall be consistant with those species planted within the
existing Car Country. These species include: Eucalyptus Citriodora, Ficus
Rubiginosa and Cocos Plumosa.
In general, the landscape materials shall be based on the following
requirements:
1. Street Trees - not less than 24" box. Maximum spacing of 40' on-center.
2. Parking Area Trees - not less than 24" box. One tree is required per each
20 cars displayed.
3. Ground Cover - designed for full coverage in a maximum of six months.
4. Shrubbery - not less than one gallon size.
13
DISCLOSURE FQRM
APPLICANT: Carltas Development Company. A California Corporation
Name (individual, partnership/joint venture, corporation, syndication)
AGENT:
MEMBERS:
4401 Manchester Ave. #206, Encinitas, CA 92024
Business Address
(619) 944-4090
Telephone
George S. Nolte & Associates
Name
9755 Clairenpnt Mesa Blvd., San Diego, CA 92124
Business Address
(619) 278-9392
Telephone Number
Christopher C. Calkins, President
Name (individual, partner, joint
venture, corporation, syndication)
1435 Guizot, San Diego, CA 92107
Home Address
4401 Manchester Ave. Ste. 206, Encinitas, CA 92024
Business Address"
' (619) 944-4090
Telephone Number
Paul Ecke, Jr.
Telephone Number
441 Saxony Road
Name
441 Saxony Road
Home Address
Encinitas, CA 92024
Business Address
753-1134
Telephone Number Telephone Number
(Attach more sheets if necessary)
The applicant is required to apply for Coastal Commission Approval
if located in the Coastal Zone.
I/We declare under penalty of perjury that the information contained in this
disclosure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until
CorporationCarltas DeveL
EXHIBIT F
11/4/87
SEWARD T. BESEMER
Cooperative Extension Advisor
Emeritus
University of California
3883 Ashford Street
San Diego, California 92111
October 8, 1987
Dear Councilmembers:
I have served over 30 years as an agricultural advisor,
Cooperative Extension, University of California in San Diego
County, I conducted a research and educational program for the
commercial floral industry, which in 1986 contributed 40 percent
of the total dollar value of the county's agricultural
production.
I would like to make some comments relative to the exchange of
land parcels under the Williamson Act at the Ecke Carlsbad Ranch.
I am well acquainted with all details of this ranch.
To propose that the exchange parcel be separated from the main
parcel is the first case of "leapfrog agricultural planning" that
I have ever encountered! Farming small parcels under 40 acres
size is becoming a modern economic dilemma for farmers in the
coastal area.
The Ecke proposal of tacking on an exchange parcel to be
contiguous with the larger agricultural preserve parcel is the
better decision for several reasons.
1. A large contiguous parcel is more economical to farm.
2. The larger parcel plus its contiguous addition is of a
uniform westerly slope and all good soil; whereas the
.- southern separate parcel along Palomar Airport Road is
steeper, more exposed to strong winds, it crosses over the..
ridge to include areas more susceptible to possible freezing
on the east portion, and it is adjacent to confusion along
Palomar Airport Road. The parcel is also an odd shape,
again more difficult to farm.
3. Several aspects of farm operations are certainly more
compatible being adjacent to automobile sales areas than
being nearer to motels and restaurants. This coastal land
is most suitable for specialized high value crops such as
flowers, strawberries or some vegetables. It's aesthetic
aspect is restricted to open space and some sort of attract-
ive green appearing crop. It cannot be expected to be a
rainbow floral display of ranunculus which only blooms for
three weeks each year. This kind of crop is rotated in
location each year and likely will never be grown in
Carlsbad again because of other economic reasons.
I trust that some of my experience will help make the most
logical decision in favor of one large contiguous northern parcel
at the Ecke Ranch.
Sincerely,
Seward T. Besemer
;ACUA HEDIONDA LAGOON
UTO. CENTER EXPANSION
• Approx. 27 Acres
ricultural Preserve Acreage
\\\ lo be Swapped for-
W-VVilliamW-VVilliamson Act Land "\
........
SPECIAL TREATMENT. AREA
^ 11X^/11 V V ILL!' MVI J\J\ •* It
ANDS/DEVELOPABLE \
TOTAL ACREAGE: 137.01 Acres
€)tRSEN'S SPLIT
.TRAVEL SERVICE
COMMERCIAL/
COMMERCIAL TOURIST ZO
C A R L S..'.B' A: D •-VrR':::A"Nv?C H
\UST1N HANSEN FEt ILMAN GROUP.CARLTAS DEVELOPMENT COMPANY ^"iliijiv;SKIDMORE, OW1NGS & MERRILL
.• • 14 JULY 1987
N/r-
'^•^"i Exhibit
grower-shipper of supreme quality California gladiolus
6145 LAUREL TREE RD. / CARLSBAD, CALIFORNIA 92008 / (619) 438-4466
Octobers, 1987
Mr. Martin Orenyak
Director of Community Planning
City of Carlsbad
2075 La Palmas
Carlsbad, CA 92009
Dear Mr. Orenyak:
Frazee Flowers, Inc. has been a tenant engaged in floral farming on the
Carltas Carlsbad Ranch for more than fifteen years. We have expanded our
operations on the Carlsbad Ranch over the past few years and intend to
continue farming as long as the land is available to us.
We understand that you are considering the portion of property which will
be included within the Carltas Williamson Act Contract under an exchange
for an expansion of Car Country. We have reviewed the proposed exchange
area which is shown on Exhibit "A" to this letter.
We have been asked to comment on the proposed farming configuration
resulting from the exchange, and in doing so, to assume that at some time in
the future only the properties which are under the Williamson contract
would continue to be available for farming.
Under these circumstances, it is clear to us that the availability of a parcel
of property which would extend from the southerly boundary of the proposed
swap area to Cannon Road would be more desirable than merely an isolated
parcel located at the southerly extreme of the ridge and ultimately bounded
on three sides by development or poor farming areas.
EXHIBIT G
_JI/4/87
grower-shipper of supreme quality California gladiolus
6145 LAUREL TREE RD. / CARLSBAD, CALIFORNIA 92008 / (619) 438-4466
Mr. Martin Orenyak
Octobers, 1987
Page Two
In addition, It Is desirable from our perspective that the property be within
the same growing area, on the face of the front ridge of the property as
depicted on the proposed exhibit.
This exchange parcel will have less Impact from major roadways and
roadway Improvements (which we anticipate will occur on Palomar Road)
and the consequent slope cuts that will be made, will maximize the
availability of good farmland. It will also reduce potential wind damage.
The proposed exchange, In conjunction with the remaining contract land,
will permit a longer and substantially better likelihood of survival of our
farming on the Carlsbad Ranch and in the floral Industry.
Accordingly, we support the proposed exchange as configured and ask that
you approve it.
Sincerely,
'James D. Frazee,
President
cc: Carltas Co.
*•? r<- ^ • _j- •//• --^ »-•f^w^w •- l~^r^x^ss^Lr===£2^^^^^^:!^SH^^^^e^=--v=;
TENTATIVE MAP ' .''C4« comnur
BACKGROUND
STUDIES
CARLSBAD
RANCH
AUGUST
1987
PREPARED
FOR:
CARLTAS
DEVELOPMENT
COMPANY
PREPARED
BY:
AUSTIN
HANSEN
FEHLMAN
GROUP
CARLSBAD RANCH
INTRODUCTION
The objectives of this report are to: (1) provide a general background for the
approximately 470-acre property known as the Carlsbad Ranch which will be the subject
of an Integrated development plan including the approximately 30-acre Car Country
Expansion, and (2) explain the approval process to permit the Car Country Expansion and
coincident requirements for the Carlsbad Ranch.
The Carlsbad Ranch Is owned entirely by Carltas Company and was acquired In part
through exchanges with Paul Ecke, Sr. and Paul Ecke, Jr. The property is located in the
City of Carlsbad, north of Palomar Airport Road, substantialiy ail ui wnich is east of Paseo
del Norte, and south of a line proposed as the initial alignment of Cannon Road.
DEVELOPMENT REVIEW PROCESS
The following list represents those discretionary actions which will be required for the
expansion of Car Country and the phased development of Certebad Ranch.
• Car Country Expansion - It is anticipated that processing of the Car Country
Expansion will be completed by March 1988. Required actions include:
- Amendment of the Local Facility Zone boundaries for Zone 3
- Approval of an amended Zone 3 Local Facility Management Zone Plan > >
- Approval of a General Plan Amendment to Extensive Regional Retail (RRE)
- Approval of a re-zoning to C- 2
- Amendment of the Car Country Specific Plan - No. 19
- Approval of a tentative map and final map
- Approval of a grading permit
- Approval by the City and Coastal Commission of language to implement the
tocal Coastal Program
- Revision of the Williamson Act Contract to allow an exchange between like
amounts of agricultural preserve and non-agricultural preserve lands
- Certification of a Negative Declaration for the above actions.
• Carlsbad Ranch - In addition to the actions cited above, the Carlsbad Ranch will
initially require:
- Approval of Zone 13 Local Facility Management Zone Plan
- Approval of a General P Ian Amendment
- Approval of a Local Coastal Program Amendment
- Approval of a re-zoning to Planned Community (P-C)
- Approval of a Master P Ian Map and Text
- Approval of Tentative Maps
- Environmental Review
III. LIST OF EXHIBITS
Exhibit 1 is a vicinity map which Illustrates the boundaries of the property.
Exhibit 2 shows the existing parcelization of the Carlsbad Ranch and surrounding area.
Exhibit 3 illustrates those parcels subject to the Williamson Act. The property has been
extensively farmed primarily with flowers and strawberries. In 1976, the owner of the
property entered into a Williamson Act contract with the City of Carlsbad which placed
approximately 340 acres of the Carlsbad Ranch Into an Agricultural Preserve. The
contract remains for a period of ten years and is automatically continued unless a notice of
non-renewal is filed. Under the terms of the agreement, the property is restricted to
agricultural use until the contract is canceled. Land uses permitted by the Williamson Act
include either agriculture, recreation, open space or a combination of these uses.
Recreation is defined by the Williamson Act use of the land by the public with or without
charge for any of the following: walking, hiking, picnicking, camping, swimming,
boating, fishing, hunting, or other outdoor games or sports for which facilities are
provided for public particlption. As part of the amendment to the Agricultural Preserve
contract for the Carlsbad Ranch, the list of uses are also proposed to include:
1. Botanical Gardens, arboretums, and other related and supporting facilities for the
display, and education about, agricultural and floral projects.
2. Farmer's Markets or similar facilities for the exclusive sale of agricultural and
floral products.
3. A Floral Auction and related facilities.
4. Other compatible uses as determined by the City through review of a Conditional
Use Perm It.
Carltas Company has proposed to continue the agricultural preserve status of the
property.
Exhibit 4 depicts the boundaries of the approximately 30-acre Car Country Expansion.
The Williamson Act contract for the Carlsbad Ranch permits an amendment which would
permit deletion of acreage from the agricultural preserve, if the same amount of new
acreage was substituted. This "swap legislation" requires acceptance of the current Local
Coastal Program and a 15 year contract term.
Exhibit 5 is a summary of the current City of Carlsbad General Plan, Zoning and policies
recommended by the Carlsbad Citizens Committee.
Exhibit 6 is a map which Illustrates the boundaries of the City of Carlsbad Local Facility
Management Zones. The Carlsbad Ranch is currently within Zone 13.
Exhibit 7 represents a re-configured Zone 13. The City has initiated proceedings to
amend Zone 3 to include the Car County Expansion Area.
Exhibit 8 is an Illustration of the 1985 Agreement between the City of Carlsbad, the
Coastal Commission and the owner. This Agreement was initially implemented through
adoption of the Williamson Act swap legislation. This map represents the current Local
Coastal Program. The LCP would allow a total of 137.81 acres of developable property.
Since the Andersen's Pea Soup complex is developed within the total acreage,
approximately 122 acres would be eligible to be developed within the Master Plan
Including the Car Country Expansion.
Exhibit 9 presents the Carltas Company's proposed Specific Plan development. Major
assumptions of the Specific Plan are:
• The project will be developed in a manner which is in general conformance with
the public facility demands allocated by the existing General Plan.
• Development areas will be dispersed throughout the specific planning area by
District.
• The project will have a Civic component.
• Areas of primary aesthetic value such as the flower fields will be left in open
space.
Exhibit 10 Is a constraints map of Zone 13.
Exhibit 11 is proposed buildout assumptions for Zone 13,
IV. CONCLUSION
The Ecke family has a long-standing cultural and civic Interest in the City of Carlsbad. It
is their objective to create a positive legacy with the Carlsbad Ranch. The prime location
of the property In proximity to 1-5 and the Pacific Ocean, and agricultural preserve
status present unparalleled opportunities. Sensitive planning and close coordination with
the City can assure that development will be an asset to the community.
Agua He
La
Batiquftos
Lagoon
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Carltas Development Company SKIDMORE, OW1NGS & MERRILL
14 JULY 1987 Exhibit 1
VICINITY MAP
ACUA HEDIONDA
LAGOON
CARLTAS CO.
211-021-1513.46 Ac
CARLTAS CO.
211-021-13, V
2.94 Ac
PALOMAK ARPQRT ROAD
^ L
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Carte Development Company SKIDMORE, OW1NGS & MERRILL
14 JULY 1987 Exhibit 2
ASSESSOR'S PARCELS
ACUA HEDKDNDA
LAGOON
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Carltas Development Company SKIDMORE, OWINGS & MERRILL
14 JULY 1987
WILLIAMSON ACT LANDS
ACUA HEDIONDA LAGOON
EXISTING
\ CAR COUNTRY
\DEVELOPMENT
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Carltas Development Conrpany SKIDMORE, OWINJCS & MERRILL
14 JULY 1987
CAR COUNTRY EXPANSION
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Caitas Development Company SKIDMORE, OWINGS & MERRILL
N-r
Exhibit 5
ENTITLEMENTS
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Caritas Development Company SKIDMORE, OWINGS & MERRILL
14 JULY 1987 Exhibit 6
ZONE BOUNDARIES
LOCAL FACILITIES MANAGEMENT PLAN
AGUA HEDKDNDA
LAGOON
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Cailtas Development Company SKIDMORE, OWINGS & MERRILL
14 JULY 1987
ZONE BOUNDARY AMENDMENT
ACUA HEDIONDA LAGOON
to be S
Non-Williartison Act
\
FUTURE pEVELO
122JKI Acres
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Caritas [Development Company SKIDMORE, OWINGS & MERRILL
NON-WILLIAMSON
ACT LANDS
TOTAL ACREAGE 137.81 Acres •
LESS DEVELOPED ACREAGE: 15.3 Acres
FUTURE DEVELOPABLE: 122.51 Acres
14 JULY 1987
1985 IMPLEMENTING AGREEMENT BETWEEN CITY OF CARLSBAD,
COASTAL COMMISSION AND OWNER
AUSTIN HANSEN FEHLMAN GROUP
CARLSBAD RANCH
Cartes Development Company SKIDMORE, OWINGS & MERRILL
14 JULY 1987 Exhibit 9
CARLTAS PROPERTY SPECIFIC PLAN
Exhibit 10
BUILDOUT PR03ECTIONS
LOCAL FACILITIES MANAGEMENT PLAN ZONE 13
11-5-87
Zone 13
A. SUG&E
TS
OS
G.AC
701.34
254.65
51.22
203.43
Total
Constraints
12.08
Net
Dev.
39. 14
0
B. ECKE* 446.69
AG Use 345
Non-AG Use
As per LCP 87.51
345
0
0
87.51
*These 446.69 acres are under unique land use and environmental
constraints as identified by the Mello II segment of the LCP and
by AG preserve contract 76-1. These unique circumstances are
outlined below.
Land Use
Mixed-use under a
MP
Peasoup Anderson
C.C. Expansion**
Balance**
Total Developable
Portion Under LCP
MP Option
137.81
15.3
± 33
+ 87.50
Within
LFMP Zone
3 & 13
3
3
13
**Balance depends on exact acreage of C.C. Expansion.
>)
z -70 I.
12-03
- 05"
•2-7-1
0
'
.30
2.0
1.0-2.
00
2*7-
AGUA HEDIONDA
LAGOON
CARLTAS
211-021-15
13.46 Ac
V-*
\\\\\ \vA\\\\
v CARLTAS CO.x 211-021-2086.00
CARLTAS CO.\ 211-021-14W 1ZJ7AC
CARLSBAD RANCH
AUSTIN HANSEN FEHLMAN GROUP Carte Development Company SKIDMORE, OW1NGS & MERRILL
14 IULY 1987
I l-T
Exhibit 2