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HomeMy WebLinkAboutSP 102; Covington-Coninmark; Specific Plan (SP)*• . - <pp W :;;.•.••,•(.•/-, •••/•/.•;.•.•; ru M'Tt.lt ./;/•/ WS)^/ AJT'.'. .;VI ' 0|J ''Ok A|l(l|>1.l.(.).(!. Jit 7. I1..;;,'; 11 (c I'-ll'l Atlt,<' .!/)(/ /> l>t?l<)W. 2 . I'll,' .-\i't>l ic,\ L i on w.it.h City rl,inning t>i-li,i r I i.ii'iit. , • Hub mi L t«-</ to; t\ir }.•;!>.></ C i ty rlnnnirnj J. r/H'jn; /•«•«• i:: {.'JOfl.OO, j> 1 u« {• 2 . 00 Coiiim.i:;:; i on 4. /' / iM.'i'i.1 iii*il:o chtfck yiayablu to; C I ri* or c'AHM-'U/LD JJ.itc of Hearing: 5. J/i/ orin.i L ion in to bi> 7'i/juM/r »'_(: N?n . V. c /:»?;/:A L i .v PO» AM of Applicant CONVINTON-CONINMARK — Telephone 272-0570 . ' :'s Rcprosentatiye William L. Zongker rclephone 272-0570 _ •s Wailing Address P.O. Box 99172, San Diego, CA 92109 Location of Property by Street Southeasterly of intersection Adams and Hoover • PART B I LEGAL DESCRIPTION ' Attach to this application, one(l) copy of a complete description of the property for which adoption of a Specific Plan is requested.- PART C ' • . APPLICATION ' - Master Plan Approved Existing Zone R-l-15 • yes I { No (Request concurrent change of zone'to P.O.) Date PART D MAP PREPARATION ........ .. - Attach to this application, a Sepia and Twenty(20) Blueline copies of the Specific Plan, as prepared by a Registered Civil Engineer, or architect, which shows the boundaries, dimensions and bearing of each line of the property for which a Specific Plan is reguested. (Those items as specified within the Plannc Community Zone, Article 13.75 of Ordinance No. .9060, shall be indicated on such plan.) —- __ . . __ j AFFIDAVIT STATE OF CALIFORNIA) COUNTY OF SAN DIEGO) /SS/ I, (We), William L. Zongker ,__being duly sworn, depose and say that 1 (We) am (arc) the owner (s) of part (or all) of the property involved and this application has been prepared in compliance with the requirements of the City Planning Commission as printed herein, and that the foregoing information docs thoroughly and completely, to the best of my(our) ability, present an argument in behalf of the application herewith submitted and that the stat<rments and information above referred to are in all respects true and 'tep'f~Fe)cx, to the best of my (our) knowledge and belief. \^ \ CC\ N\ / \ Telephone Number 27^-2312 ' Signed ^^^vL___<^~- >W_^ nailing Address ' P.O. Box 99172, San Diego O \ ' CA 92109 . • »Subscribed and sworn to before me this Filing Clerk or Notary rub-lie v , ^ This Is to certify that tho foregoing application has been inspected by \ne a\ found to bo-complcto and acceptable for filing with the Planning Commission* ' . Rec&drjnr-^o .^\ jjS£5y~^<t?~\ <• 1— . par kh<; Ci t: yl'l n nn ing \Ct>«nW m: L on ' CITY OF CARLSBAD APPLICATION FOR ADOPTION OF SPECIFIC OR MASTER PLAN DATE: /~"Z.-J^>7.3 SPECIFIC PLAN NO. / £> Z_ FILING FEE RECEIPT NO. *-MftS1bk PLAN Ktl^—" (for official use) I. A REQUEST IS HEREBY MADE TO ADOPT A (Specfic or Master Plan) FOR PROPERTY DESCRIBED AS: (exact legal description) THE PROPERTY DESCRIBED. HEREIN IS ADDRESSED AS AND IS LOCATED ON THE (North, South, East, West) SIDE OF Ao«MM*> <~>T< BETWEEN l-Joooe^_ AND (Name of Street) (Name of Street) it ^ Name of Street) II. ('seer C-T VS-t ) The undersigned state that ( Is; We) (I AM, WE ARE) the of the property described herein and hereby (Owner/Owners) give authorization to the filing of this application: (My, Our) Name : (Typed or Printed as shown on Recorded Deed) Signature: • Name: ( Typed or Printed as shown on Recorded Deed) Signature: Name: (Typed or Printed as shown on Recorded Deed) Signature: Name: (Typed or Printed as shown on Recorded Deed) Signature: Specific/Master Plan Application Page Two III. EXISTING ZONE OF SUBJECT PROPERTY HAS A MASTER PLAN BEEN APPROVED? Yes. DATE: OWNER AND/OR OWNER'S AUTHORIZED AGENT AFFIDAVIT STATE OF CALIFORNIA) COUNTY OF SAN DIEGO) SS CITY OF __ ) I, (we), _ ___ _ being duly sworn depose and declare to the best of _ _ knowledge that the foregoing is true (my, our ) and correct under the penalty of purjury: EXECUTED AT _ _ (City) (State) DATE _ _ (Month) (Day} TYeaF) APPLICANT, OWNER AND/OR OWNER'S AUTHORIZED AGENT: UJiL.LA.iM L (Print Name) J )(Signature) •Rex (Mailing AddressP1 (City and State)(Zip (7/4-) (Area Code)(Telephone Number) SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF (Notary Public) SPECIFIC/MASTER PLAN APPLICATION EXHIBIT "A" 1. FILING FEES: $100.00 plus $2.00 for each dwelling unit. 2. THIS APPLICATION SHALL BE FORMALLY FILED ON THE FIRST MONDAY OF THE MONTH. 3. THE PUBLIC HEARING AT THE PLANNING COMMISSION LEVEL WILL BE HELD ON THE SECOND TUESDAY OF THE FOLLOWING MONTH. 4. IN ADDITION TO HAVING THIS APPLICATION COMPLETELY FILLED OUT, THE FOLLOWING ITEMS MUST BE ATTACHED: A. SPECIFIC PLAN prepared in accordance with Chapter 21.38.060 of the Carlsbad Municipal Code. (28 copies & 1 sepia) B. 300 FOOT RADIUS MAP - A map to scale not less than 1"=200' showing each lot within 300 feet of the exterior boundaries of the subject property, the zone classification of each within 300 feet of the exterior boundaries of the subject property, and each lot within 300 feet of the exterior boundaries of the subject property shall be consecutively numbered to correspond with the property owners' list. C. PROPERTY OWNERS' LIST - A typewritten list showing the number of each lot from item 2 above, followed by the owner's name and address. In addition, the applicant must file an affidavit that it is an accurate list taken from the latest equalized assessment roll on file in the office of the Assessor of San Diego County, 855 Williamston Street, Vista, California, (phone: (714) 724-8571). ******************** OFFICIAL USE ONLY DATE RECEIVED:^ FORMAL FILING DATE: /-Z~ APPROVED FOR FILING WITH THE PLANNING COMMISSION BY: (Planning Department CITY OF CARLSBAD. CALIFORNIA December 12, 1972 ZONE CHANGE & SPECIFIC PLAN PROCESSING PROCEDURE I. II. PRE-FILING MEETING Applicant, PTng & Engr. etal EIA short form to be filed. 2-5 days Tin. Dept. notify applicant re. EIA requirements (if any) I FORMAL FILING OF APPLICATION A. Application complete B. EIS as required. 2nd Tuesday of Foil owing month. III.'PUBLIC HEARING ( Planning Commission) A. their findings shall be by Resolution 7 days max. TRANSMIT RESOLUTION TO CITY COUNCIL IV. V. PUBLIC HEARINGS (City Council) A. this public hearing shall be held within 30 days after receipt of the P.C.Res. .1 ******* * 1st Monday of Month = Day X. 1st Tues. after Day X. Send Material to Review Comm., to include Coast Zone Reg. Comm., Response req. by 3rd Mon. after Day X. 1st Thur. after Day X. Pin. Dept. notify Staff of pending applications. 4th Thur. after Day X.* " Preliminary report to the Review Comm (applicant present) EIA to be included. T3 days'prior to PC Meeting (min.) Notification Publish & mail to property owners in 300' radius (10 days prior to Public Hearing Minimum Req.) 1st Fri. prior to meeting." « Pin. Dept. mail Final Report to Planning Commission & Applicant (to include EIS). NOTIFICATION OF RESULTS: City will notify the applicant within 7 days after their findings of fact. CARLSBAD UNIFIED SCHOOL DISTRICT 801 PINE AVENUE CARLSBAD, CALIFORNIA 92008 January 24, 1973 RECEIVED City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Attention: Donald A. Agatep Director of Planning Reference: C^? 1Q2X Hedionda Point Zone Change No. 101 JAN 2 CITY OF CARLSBAD Planning Department Gentlemen: The Governing Board of the school district at a meeting held on January 22, 1973 reviewed the information presented by your department on January 3, 1973 concerning a real estate development known as Hedionda Point consisting of 190 condominium residential units. As a result of this review, it is estimated that from the number and types of residences planned that the anticipated number of school age children residing therein will be as follows: Grade Level Kindergarten - 6th (Elementary School) 7th and 8th (Jr. High School) 9th - 12th (High School) Total Students Number of Students 12 10 13 35 This school district is experiencing continued increases in numbers of students and is studying means by which school buildings and facilities can be provided. Since three successive school bond elections have failed, all-year school, double sessions and other plans are either in effect or under consideration. The Governing Board requests that your agency withhold approval of this proposed residential development until the developer meets with school administrators and your assigned staff members to work out a mutual agreement to provide for future school requirements that will result ADMINISTRATION 729-1191 City of Carlsoad Attention: Donald A. Agatep January 24, 1973 Page 2 from the construction of these residences. In addition, the agreement should be approved by the school board and the elected representatives of the City of Carlsbad prior to final approval of the proposed development. From past experience it appears that time is best served, and with more positive results, if the meetings are held jointly with the developers. The school district administration will be glad to work with you in establishing the times and dates for these conferences. Your assistance with this matter, as with similar ones in the past, is most appreciated. Sincerely, HOWARD C. HARMON District Superintendent FHL:ECH:aw KECEIVED JAN 2 G 127? CITY OF CARLSBAD Planning Department WRITE IT—DON'T SAY IT INTER-DEPARTMENT MEMORANDUM A.M. TO: PLANNING DETJT. SUBJECT: Coninmark - SP-1C2 DATE Jan. 5 19 73 PM All fire hydrants, dry stand pipes, alarm systems and fire department appurtenances shall be constructed in accordance with ?ire Department recuiremnets. Carlsbad ^ire Dept. REPLY ON THIS SHEET FROMVJt. WILMER -SERVICE" UNE ISJDARD INTER DEPT. MEMO. FORM I 1-24 STATE OF CALIFORNIA—RESOURCES AGENCY RONALD REAGAN, Governor DEPARTMENT OF FISH AND GAME REGION 5 350 Golden Shore Long Beach, California 90802 January 29, 1973 Re: Tentative Map 73-1 Mr. Donald A. Agatep Director of Planning City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Dear Mr. Agatep: We have reviewed the Environmental Impact Report on "Hedionda Point" and viewed the proposed project area. As a result of these investi- gations we wish to withdraw our request that the required permits be held in abeyance. We have no comments or recommendations to make concerning this project. However, personal communication with Mr. John Fitch has revealed that he can not accept the statement attributed to him at the bottom of page 12. He indicated this is probably a statement taken out of context during a telephone conversation. Mr. Fitch said the statement should reflect that total production of fish from the lagoon nursery areas is small compared to total produc- tion from the continental shelf. However, the lagoons do serve as significant areas from the resource standpoint. Sincerely, Robert D. Mont§ Regional Manager V_j ^) ,.-, Hegion5 RECEIVED FE3 i 1973 CITY OF CARLSBAD Planning Department STATE OF CALIFORNIA—RESOURCES AGENCY RONALD REAGAN, Governor DEPARTMENT OF FISH AND GAME REGION 5 350 Golden Shore Long Beach, California 90802 X"7 /C-^-ViV im '•• /i^LJ^-J /a January 9, 1973 Mr. Donald A. Agatep Director of Planning City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Dear Mr. Agatep: In response to your letter of January zoning change on tentative map num>' we have reviewed a specific plan We are apprehensive about developments bordering on and impact- ing fish and wildlife resources of Agua Hedionda Lagoon. We request that the required permits be held in abeyance until we have the opportunity to meet with the project sponsor and discuss various aspects of these proposals. Sincerely Robert D. Montgomery Regional Manager Region 5 RECEIVED JAN 12 1S72 CITY OF CARLSBAD Planning Department CARLSBAD UNIFIED SCHOOL DISTRICT 801 PINE AVENUE CARLSBAD, CALIFORNIA 92008 February 6, 1973 Mr. Donald A. Agatep Director of Planning City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Dear Mr. Agatep: RECEIVED 7 1973 CITY OF CARLSBAD Planning Department Mr. Lance and I have had conferences with three developers since our meeting with you and representatives of Pacesetter Homes. They are as follows: William A. Zongker—Hedionda Point Development Jaime A. Pero--South Bay Engineering representing Mr. Ayers Mr. Duncan—Representing the condominium development on Harrison Street JVIr. ZongkerJexpressed a willingness to contribute in-lieu funds for pupils in the Hedi6nda*Point Development. We will recheck our figures and submit an updated estimate of pupils expected. We explained to him the arrangement whereby the city will collect the fees, purchase sites and lease them to the district. Mr. Pero expressed his opinion that the requirements for school sites appeared reasonable but did not commit himself because of the need to have clearance from Mr. Ayers. Further discussions will be necessary with him as development plans unfold. Mr. Duncan was perfectly agreeable to donation of in-lieu fees. When sites can be donated directly by the developer to the school district, as apparently will be the case with the Ayers development, it would seem appropriate for a three-way agreement between city, school district and developer for purposes of master planning. When in-lieu fees are to be paid, the city will need to collect the money. ADMINISTRATION 729-1191 Mr. Donald A. Agatep 2 February 6, 1973 When a site is to be purchased with in-lieu fees, we hope that you will contact us well ahead of time so that we can make proper arrangements for sites with state and county officials as is required of the school district. Thank you for your assistance. Very truly yours, oward C. Harmon District Superintendent HCH:ds CITY OF CARLSBAD ANALYSIS FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION SPECIFIC PLAN CASE NO. Sp-102 DESCRIPTION OF APPLICATION - The applicants (COVINGTON-CONINMARK) are requesting approval of a Specific Plan to develop a 190 unit condominium project on 12.9 acres of land area between Adams Street and Agua Hedionda Lagoon, easterly1 of Hoover Street, DESCRIPTION OF PROJECT - A complete description of the project and its environmental aspects has been written for the Zone Change portion of this project (ZC-101). Said project description covers the Specific Plan portion of the Project, therefore, the Planning Department feels that a reiteration here would be superfluous. RECOMMENDATION - The Planning Department's recommendation is based on the assumption that approval will be given to the requested zone change (ZC-101). Therefore it is recommended that the Planning Commission consider granting approval to this proposed Specific Plan subject to the execution and/or fulfillment of the following conditions: 1. The applicant shall install all required fire hydrants and dry stand pipes prior to framing construction, and said fire appurtenances shall be functional prior to commencing such work. 2. A landscape plan shall be submitted to and approved by the Director of Planning, and such landscaping shall be installed, constructed and planted according to such approved plan, and shall thereafter be con- tinuously and permanently maintained. 3. Prior to the issuance of any building permit whatsoever, a subdivision map shall be filed with the City of Carlsbad and recorded pursuant to the Carlsbad Municipal Code and the State Subdivision Map Act. 4. All mechanical equipment located on roof tops shall be completely enclosed so as not to be visable from any public street and/or adjacent property. Such enclosure shall be of compatible design related to the building structure for which such facilities are intended to serve. -1- SP-102 Page 2. 5. No signs or advertising of any type whatsoever shall be erected, or installed until plans therefore have been approv.ed by the City of Carlsbad. 6. All utilities,'including electrical and telephone, shall be installed underground and shall be completely concealed from view. 7. Final construction plans shall substantially comply with the Specific Development Plan and the structure shall be constructed in such a manner so as to display the architectural character incorporated in the Specific Plan Graphics. 8. Particular attention shall be expended to ensure public access to the water front via the existing sewer easement. In addition, a document shall be prepared and recorded designating said sewer easement for public pedestrian access. 9. An agreement shall be obtained with the Carlsbad Unified School District to provide for future school requirements that will result from this development. Said Agreement shall be consummated prior to issuance of any building permit whatsoever. DAVID D. MEYER, Planning Assistant SAN DIEGO GAS & ELECTRIC COMPANY P. 0. BOX 1831 SAN DIEGO, CALIFORNIA 92112 FILE NO. LNF 010 February 12, 1973 City of Carlsbad Planning Commission 1200 Elm Avenue Carlsbad, California 92008 Gentlemen: RECEIVED FEB 13 1973 CITY OF CARLSBADPlanning Department San Diego Gas & Electric Company wishes to advise the Planning Commission that we have reviewed the proposed "Hedionda Point" condominium development plan, to be located on the north shore of the upper Agua Hedionda Lagoon, easterly of Hoover Street, Carlsbad. The planned development has been designed so that each of the water oriented facilities are kept within the developer's property boundary. In this regard, we do not intend to offer any objection to the development, as planned. We do, however, wish to bring to the Commission's attention that this development is a water oriented facility with a boat ramp and docking facilities. The boat users will need to use the surface waters of the upper lagoon, which San Diego Gas & Electric Company leases to the City of Carlsbad. Therefore, to be in concert with the other existing users SDG&E will require the City and the developer to enter into a sublease, with our consent, for the use of the upper lagoon for aquatic recreation. The agreement between the City and Mr. John Fox would be a good example. This matter has been discussed with Mr. William Zonker, developer, during a review of the scope of the development. Sine F. W. DeVore, Manager Engineering Land Department FWD:mr cc: Mr. William Zonker Covington-Conimark Mr. Don Agatep Planning Director R. H. Baumgarten/H. E. Richmond INVESTOR-OWNED By MORE THAN 25.000 STOCKHOLDERS CITY OF CARLSBAD ENVIRONMENTAL IMPACT REPORT FOR "POINT HEDIONDA" TO: PLANNING COMMISSION SUBJECT: FINAL ENVIRONMENTAL IMPACT REPORT FOR "POINT HEDIONDA11 RE: ZC-101 SP-102 CT-73-1 INTRODUCTION: The applicants (COVINGTON-CONINMARK) have filed the required Environmental Impact Report which was prepared in accordance with Carlsbad's environmental guidelines and pursuant to State guidelines for the preparation of environmental impact reports. The report addressed itself to the following major topics: 1. Description of Project. 2. Description of Environmental Setting. 3. Environmental Impact The draft report is attached hereto and made a part of this report. The draft report was prepared by Envirometrics Development Planning, Inc., 5670 Wilshire Blvd., Los Angeles, California. The draft report concludes that the proposed project would not present a significant impact on the environment. However, the Planning Department, in its review and analysis of this report, finds that although the singular effect of this project may not represent a significant impact on the en- vironment, a cumulative effect of this projects1 growth inducing aspects could significantly impact the existing circulation system. The following is a synoptic version of the methodology used by the Planning Department to reach its conclusions and mitigating measures. A. REVIEW PROCEDURE - The Planning Department has contacted and consulted with the following agencies: -1- Final E.I.R. for Point HediondaPage 2. City Engineering Staff City Fire Department Public Health Officer San Diego Gas & Electric Co. Pacific Telephone Company Carlsbad Union School District City Parks and Recreation Commission State Department of Fish & Game U. S. Army Corps of Engineers Carlsbad, U. S. Postmaster' Each agency has concurred with the Planning Department's findings that the information presented in the Draft E.I.R. is valid and well documented. Furthermore, the aforementioned agencies have submitted their conditions of development which the developer has agreed to uphold. B. SIGNIFICANT ENVIRONMENTAL CONSIDERATIONS - The following response to the significant environmental issues are a result of the review and consultation process. 1. During the construction phase: (a) Temporary screening and/or fencing shall be utilized. (b) Work operations shall only be carried out during day light hours unless otherwise authorized by the City of Carlsbad. (c) Notification of surrounding property owners shall be made at least 48 hours prior to any major activity taking place on the subject property. 2. In addition to the five foot wide strip of land offered for dedication to facilitate street widening, an additional five foot wide strip of land shall be designated as a planting and landscaping easement. 3. Maximum effort shall be expended to ensure public access to the water front area through the existing Hoover Street right-of- way and sewer easement. A document shall be prepared and recorded to guarantee public access across said sewer easement, of and to the satisfaction of the Director of Planning. 4. During the process of preparing final building plans, the developer shall make every effort to ensure that the existing visual zones to the Lagoon, of the existing residences, are not impaired. -2- Final E.I.R. for Point Hedionda Page 3. 5. The City shall, during its General Plan revision process: (a) Study the feasibility of acquiring the property westerly of Hoover Street for possible public recreational facilities. (b) Study the possibility of lowering the recognized land use density along the northern shore of the Lagoon to a level of 15 dwelling units per net acre. (c) Study the possibility of adopting a precise alignment of Adams Street which will accommodate the projected traffic volume derived from the recognized land use density. (d) Review the possibility of developing the southern shore of the upper Agua Hedionda Lagoon for public recreational use. ALTERNATIVES- The most immediate alternative to this development would, of course, be a moratorium prohibiting development until the current General Plan Revision is completed, and implementation of an up-graded circulation system is accomplished. However, the Planning Department feels that this development can progress with its tentative two year completion date if City efforts are concentrated in an attempt to provide feasible ingress and egress to the subject property. In addition, a coincident program of either acquiring the property to the west of Hoover Street or an active program of development of public recreational facilities must be instituted along the southern shore of the Lagoon in conjunction with the S.D.G. & E. Specific Plans. A program of this magnitude would substantiate the mitigating measures proposed by the Planning Department. DAVID D./MEYER, " Assistant planner February 8, 1973 DEPARTMENT OF THE ARMY SOUTH PACIFIC DIVISION, CORPS OF EN8MEERS 630 Sansome Street, Room 1216 REPLY TO ^an Franc'sco' California 94111 ATTENTION OP: SPDPD-R 26 February 1973 Mr. David D. Meyer Assistant Planner City of Carlsbad 1200 Elm Avenue MflR ] Carlsbad, California 92008 CITY OF CARLSBAD Planning Department Dear Mr. Meyer: This is in response to your letter of 2 February 1973 in which you requested Corps of Engineers review and comments on the draft environmental impact report for the "Point Hedionda" condominium project in Carlsbad, California. This is to confirm our comments informally phoned to you by the Los Angeles District on 9 February at your request due to the impending public hearing. In accordance with our review procedures, this letter shall .serve as the consoli- dated response of the District Engineer, Los Angeles, and the Division Engineer, South Pacific. The proposed plan does not conflict with existing or authorized plans of the Corps of Engineers. Recognizing that such aspects are not the primary responsibility of the Corps of Engineers, based on our experience with environmental statements for related actions, we would like to make the following comments and suggestions: a. Page 9, paragraph iii; Suggest that the conclusions in this paragraph which state that "impacts are trivial" be further substantiated. b. Suggest that an inventory of plant life and a discussion of the impact of the project upon that life be included. c. Page 22, paragraph 3(b) ; Suggest that the discussion of visual impact be expanded to indicate effect as seen from Interstate 5, recreation areas, and other residential areas. SPDPD-R 26 February 1973 Mr. David D. Meyer d. Page 25, subparagraph f; Recommend including a statement relative to the capability of sewage treatment facilities to handle the increased loads imposed upon the system by the proposed project. e. All possible alternatives to the proposed project should be presented such as development or design schemes considered. Thank you for the opportunity to review and comment on the draft environmental impact report for this proposed action. Sincerely yours, ^^^^^ •^** •* ' V i " *^ **" ^i^ ^- 71AA7TTI 1C HTTTPWTSniNr "^ ^* ^*DAVID N. HUTCHISON Colonel, CE Deputy Division Engineer P.O.Box99172«SanDiego,Ca!if.92109«274-2312 Wither going to great detail Z delay (and additional prospective delay) at this time, suffice it to economic eiiec~c on Coving.;on"Co:iinr,uirk.' Therefore, this letter is to request that you place on the Ciby Council's calendar, for its March 6 hearing, a request by Covington-Conin~inark to' ask the City to reconsider Agenda Bill 105**. By this action I. understand that the first hearing will pertain only to whether the City Council v/ill agree to reconsider the matter,. At that time, if reconsideration is granted, 1 understand that the agenda 'bill will be entered on the calendar for actual hearing at a subsequent meeting of the Council, Very truly yours, CGYINGTON-CONINKARK General Partne /. r,.m,.;.-( I'-irt A flt,(' .nnl D b :>. ri/•• ,-\/•/•./i CM t M^^-iv-i i.h city ri VI'/M r t i-n-n I. , '3. filiini /•••<• i.-.- tlOO.OO, iiltm.fi>.00 !<<r t',u:h tlh't'.l J .intj . 4 . I'I f.uit.-. iii.il-.c i-hi-ck -payable tot c ivy or CAi>.t*:;uAU 5. 1 nt orin.i Lion is' to be Ti/prwr i t N?/i. iiultml lot C.u ).•;/'.!</ City i'lannin> Coiaiiti.•;.•: /on jy.7 t «.• A' o c1 *,•.«' v i.' <J : l)ntc of Hearings JMnio of ^PPJic.-.nt CONVINTON-CONIMHARK Applicant's Rcprascntativc William L. Zongker 272-0570 Telephone 272-0570 _ 's Hailing Address P.O. Rox 99172, San Diego, CA 92109 ^ • iocation of Property by Street Southeasterly of intersection Adams and Hoover,_- . PART B ' '. • ' "•; • LEGAL DESCRIPTION '• Attach to this application, onc(l) copy of a complete description of the property for which adoption of a Specific Plan is requested.- PART C APPLICATION R-l-15Existing Zone (Request concurrent change of zone" to P.C.)' Master Plan A pprove d t-V-'-J W Da to PART J) MAP PREPARATION ~ -" Attach to this application, a Sepia and Twenty(20) Blueline copies of the Specific Plan, as prepared by a Registered 'Civil Kngineer, or architect', which shows the .boundaries, dimensions and bearing of each line of the property for whicli a Specific Plan is requested. (Those items as specified within tlic Plann, ..Community Zone, Article 13.75 of Ordinance tio. .9000, shall be indicated on sue plan.} AFFIDAVIT STATi: OF CALIFORNIA) COUNTY OK SAN DIEGO) OF-£= /.ss/ /(Vc)/ William L. Zongker _._7joinsr duly sworn, depose and say that. (l-Ic) aa(arc) the owner (s) of part (or all) of th'e property involved and this application has been prepared in compliance with the rccjuircnonts of the City Plannintj Commission as printed herein, and that the forctjoing information docs thoroughly and completely, to the best of ny(our) ability, present an•argument in behalf of the application herewith submitted and that the statements and ''~f "' ' ' . -- . bcsiinformation above referred to arc in all respects true and *cor~rc)ct, to the of my(our) knowledge and belief. \x \ CC\ H ( \ Telephone Number 2T>\-2312 " gjt rjned \M '^VL-^^-- V, V.^---.-,^ Hailing Address ' P.O. Box 99172, San Diego ~"~ O "\ ^^> , , . •" CA 92109 . --^ •bubscrjbod and sworn to before me this \fy day of Filing Clerk or Notary rJi/.'J In to certify that tha formjointr application han been inapcctud liy (no .: found to bo conip Iv to and acceptable for filiifj with tha Planning Commission tlo . Fiii.vi dote Foes paid: __ _ • APPLICATION FOR APPROVAL OF -TENTATIVE MAP PROPOSED NAI!E OF SUDD I VISION: .Hgdlon.da Point _ GENERAL LOCATION: Southeasterly of intersection Adam?; flnij,.Ho.p_v_fi,r_ TO-T.M. ACREAGE: 12.905 __NUMBER OF LOTS: One (11 —. . MINIMI'." LOT AREA (SQ.FT.); — MINIMUM FRONTAGE (FT.): TYPE OF SUBDIVISION (Residential, Commercial, Industrial) Res . PRESENT ZONE; fl-1-^ PROPOSED ZONE: P.C. ^ NAMES OF NEW STREETS PROPOSED: Private Drive PRE-FILING CONFERENCE. HELD (DATE): _ December 11, 1972 _ . REGISTERED CIVIL ENGINEER, ARCHITECT, OR SURVEYOR WHO PRFPARFn HAP: _ ______ Lawrence P . . Rogoway R , C . E . .1*1 7 5.1 _ . _ '_,_. _ __ 7525 Mission Gorge Road, San Diego, CA 92120- THE FOLLOWIKG MODIFICATIONS TO THE ZO'HIHfi PR SUBDIVISION REQUIREMENTS ARE HEREBY REQUESTED (Give reasons for modifications;, attach separate sheet if additional space is required): i _ (P-C Zone) _ ' _ ' . __ • ' _ OHNE-R(S) .0 P.O. Box 99172. San Diego. CA 92109 'Hae i \ "• VFor: Covington-Cory.nmai|k Address Name Andres's tlame . Address - - ____N.imo *" "^~^^--- "Address/\ 1 This application v/ill fie filed with ?0 hluo lino prints and 1 brov;n lino tr«i!ir.ji.ironcy of tlio tontatlvo map, prop.irod. accord Inq to the spoc i f ic j t'ioiir; of Onlinance No. °0!)0 and ,ii!u:n'diiic'n ti thereto, LoticViiHi M,n r. unnl cmnn t.-\rv i ii f o riiia L i on .1 n d fnes rooulrod bv said ordln- CITY OF CARLSBAD PLANNING DEPARTMENT FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION ZONE CHANGE CASE NO. 101 DESCRIPTION OF APPLICATION. The applicants(COVINGTON-CONINMARK) are re- questing approval of a Change of Zone from R-l (15,000) to P-C (Planned Community) on 12.9 acres of real property on the southerly side of Adams Street, easterly of Hoover Street. DESCRIPTION OF PROJECT. The applicants are proposing to 'develop a 190 unit condominium project consisting of: 52 - one-bedroom units 64 - two-bedroom units 74 - three-bedroom units. 190 The project is comprised of 17 separate landscaped, terraced units,with water front orientation and on-site recreational facilities. The proposed de- velopment site is 12.9 acres in size and the proposed density is 14.7 dwelling units per net acre. To accommodate the proposed development, the applicant has filed the required Environmental Impact Report, Zone Change Request, Specific Plan and Tentative Subdivision Hap. Although each application requires a distinct action on behalf of the City, the Planning Department would recommend that the City review the proposed project in its entirety to ensure that a true comprehensive assessment of the project with respect to the environment is accomplished. DESCRIPTION OF PROPERTY. The subject property is adjacent to the northerly shore of upper Agua Hedionda Lagoon. Adams Street forms the northern boundary, Hoover Street forms the westerly terminus, and the property has approximately 1600 feet of frontage along the Lagoon. Said property contains 12.9.acres of land area presently divided into five parcels. The applicants propose to con- solidate the property into a one-lot condominium subdivision by Tentative Map ZC-101 Page 2. CT 73-1. The property has slopes of approximately 25% which rise from the waters' edge to heights of 80 feet. The land area is vacant and covered with natural vegetation. A fifteen foot wide sewer easement runs the length of the property near the waters edge, water service as well as other required utilities are available within the immediate area and they possess the capability of adequately serving the proposed development. DESCRIPTION OF SURROUNDING LAND USE AND ZONING. !• Land Use - The property to the east is currently developed as a commercial use, with orientation toward water recreation (Blue Max) the property to the north is utilized as a single-family residential, to the west is a combination of vacant property' and commercial (Fox's Snug Harbor), immediately to the south is the upper Agua Hedionda Lagoon. 2. Surrounding Zoning - The property to the east is zoned R-l (15,000) and R-T, to the north is R-l (l'5,000), to the west is R-l (15,000), and R-T, and the Lagoon to the south is zoned P-U. As a point of information, the Planning Department has been approached with tentative proposals for zone change requests on the property to the east of the subject development site. The tentative proposals have indicated a desire to obtain P-C zoning at a density less than the 30 units per acre recognized by Land Use Amendment #2. EFFECTS ON THE GENERAL PLAN . The Land Use Amendment #2 of the General Plan, dated September, 1970, designates not only the subject property for a maximum residential density of 30 dwelling units per net acre, but provides the same land use to the entire northern shore of the upper Lagoon. This in itself is not without merit, however, the next step has not been accomplished as of this date. The City has not made provisions, for adding Adams Street to its Select System of Streets and Highways. Therefore, Adams Street has remained a local collector with a 50 foot right-of-way without provisions for either increasing the right-of-way or flattening out the curves to provide the facilities for accommodating the projected traffic v.olume. The Land Use and Density provisions were established as a result of the Small Craft Harbor Study conducted in 1965. The fact that the harbor program has not materially progressed would give credence to the position that a complete reassessment of the land use activity around the north shore is. warranted. -2- ZC-101 .Page 3. The circulation system in the subject area has a deficiency, although the singular effect of this proposed project may not impact Adams Street beyond its capacity to adequately facilitate the projected traffic volume. However, the cumulative effect of developing all the property along Adams Street, to the recognized density, will most assuredly impact the circulation system beyond its present capacity to adequately disperse the traffic. Therefore, if the City desires to maintain the current land use status along Adams Street, then it should recognize its obligation to master-plan a functional circulation system for the area. The Planning Department finds that this proposed project is consistent with present goals and objectives of the General Plan for the following reasons: 1. Proposed Density is less than half (14.7 dwelling units per net acre) of that recognized by the General Plan, (30 dwelling units per net acre). 2. Public utilities are available and are capable of adequately serving the proposed development. 3. The developer ha's offered a five foot wide strip of land to the City for street widening purposes, thereby substantially upholding his obligation to.provide adequate circulation facilities. 4. Improved public access to the Lagoon is provided at the westerly end of the project as well as along the entire length of the existing - sewer easement. ENVIRONMENTAL IMPACT CONSIDERATION The applicant has submitted the required in-depth Environmental Impact Report. Upon review of the report the Planning Department finds that this project may have a substantial impact on the environment. Albeit, the developer has proposed measures to mitigate the impact on the circulation system, and the utilization of the significant recreational resource. The Planning Department can not provide substantial assurances that the long range impact, with regard to the growth inducing aspects of this project, have been adequately provided for. It should be understood that the City has the obligation to direct its development through the General Plan process. Because the applicants ability to mitigate the environmental impact does not extend beyond the perimeter of his project, the City must take the responsibility for the area planning. -3- ZC-101 Page 4. The basic premise of this report is that development can occur in the City of Carlsbad, and more specific, on this subject property, if proper attention and consideration are paid to the Social, Economic and Environmental Impacts due to the increased utilization of the existing land resource. The applicant proposes to optimize the development site with a project that is mindful of the need to harmonize with the environment of Agua Hedionda Lagoon. The project proposes to provide urban amenities in conjunction with pre- servation of public access to this water recreational area. The growth inducing aspects of this development should be, on a cumulative continuum, considered as significant. However, it is incumbant upon.the City to exercise prudent policies to eliminate and/or minimize premature development which might over-tax its services. Again, the Planning De- partment can only point out that this singular project is in keeping with existing goals and development policy of the City. MITIGATING MEASURES - The following measures are recommended to be employed to lessen any adverse effect on the environment: 1. During the construction phase: (a) Temporary screening and/or fencing shall be utilized. (b) Work Operations shall only be carried out during day light hours unless otherwise authorized by the City of Carlsbad. (c) Notification of surrounding property owners shall be made at least 48 hours prior to any major activity taking place on the subject property. 2. In addition to the five foot wide strip of land offered for dedication to facilitate street widening, an additional five foot wide strip of land shall be designated as a planting and landscaping easement. 3. Maximum effort shall be expended to ensure public access to the water front area through the existing Hoover Street right-of- way and sewer easement. A document shall be prepared and re- corded to guarantee public access across said sewer easement, of and to the satisfaction of the Director of Planning. 4. During the process of preparing final building plans, the developer shall make every effort to ensure that the existing visual zones to the Lagoon, of the existing residences, are not impaired. 5. The City shall, during its General Plan revision process: (a) Study the feasibility of acquiring the property westerly of Hoover Street for possible public recreational facilities. (b) Study the possibility of lowering the recognized land use t-\,~ I U I Page 5. density along.the northern shore of the Lagoon to a level of 15 dwelling units per net acre. (c) Study the possibility of adopting a precise alignment of Adams Street which will accommodate the projected traffic volume de- rived from the recognized land use density. (d) Review the possibility of developing the southern shore of the upper Agua Hedionda Lagoon for public recreational use. ALTERNATIVES - The most immediate alternative to this development would, of course, be a moratorium prohibiting development until the current General Plan revision is completed, and implementation of an up-graded circulation system is accomplished. However, the Planning Department feels that this development can progress with its tentative two year completion date if City efforts are concentrated in an attempt to provide feasible ingress and egress to the subject property. In addition, a coincident program of either acquiring the property to the west of Hoover Street or an active program of development of public re- creational facilities must be instituted along the southern shore of the Lagoon. A program of this magnitude'would substantiate- the mitigating measures proposed by the Planning Department. RECOMMENDATION - The Planning Department recognizes several distinct areas of concern relative to this proposed development. The circulation system will require study from the standpoint of incorporating Adams Street into a viable access route, not only to this proposed development, but to the easterly areas as well. It is further recommended that the Planning Commission institute a study to consider the feasibility of acquiring the property west of Hoover Street for a public recreational facility, as has been suggested by the Parks and Recreation Commission. This type of action would not only.assure public recreational facilities, but would decrease the possibility of over-developing the area. If the City is prepared to accept the obligation to strive for balance between the natural and artificial environment, the Planning Department would recommend that the Planning Commission consider granting approval of this Zone Change Application. DAVID D. MEYER Planning Assistant February 1, 1973 CITY OF CARLSBAD ANALYSIS FOR ' FEBRUARY 13, 1973 TO: PLANNING COMMISSION SPECIFIC PLAN CASE NO. SP-102 DESCRIPTION OF APPLICATION - The applicants (COVINGTON-CONINMARK) are requesting approval of a Specific Plan to develop a 190 unit condominium project on 12.9 acres of land area between Adams Street and Agua Hedionda Lagoon, easterly' of Hoover Street. DESCRIPTION OF PROJECT - A complete description of the project and its environmental aspects has been written for the Zone Change portion of this project (ZC-101). Said project description covers the Specific Plan portion of the Project, therefore» the Planning Department feels that a reiteration here would be superfluous. RECOMMENDATION - The Planning Department's recommendation is. based on the assumption that approval will be given to the requested zone change (ZC-101). Therefore it is recommended that the Planning Commission consider granting ••approval to this proposed Specific Plan subject to the execution and/or fulfillment of the following conditions: 1. The applicant shall install all required fire hydrants and dry stand pipes prior to framing construction, and said fire appurtenances shall be functional prior to commencing such work. 2. A landscape plan shall be submitted to and approved by the Director of Planning, and such landscaping shall be installed, constructed and planted according to such approved plan, and shall thereafter be con- tinuously and permanently maintained. 3. Prior to the issuance of any building permit whatsoever, a subdivision map shall be filed with the City of Carlsbad and recorded pursuant to the Carlsbad Municipal Code and the State Subdivision Map Act. 4. All mechanical equipment located on roof tops shall be completely enclosed so as not to be visable from any public street and/or adjacent property. Such enclosure shall be of compatible design related to the building structure for which such facilities are intended to serve. -1- SP-102 Page 2. 5. No signs or advertising of any type whatsoever shall be erected, or installed until plans therefore have been approved by the City of Carlsbad. 6. All utilities, including electrical and telephone, shall be installed underground and shall be completely concealed from view. 7. 'Final construction plans shall substantially comply with the Specific Development Plan and the structure shall be constructed in such a manner so as to display the architectural character incorporated in the Specific Plan Graphics. 8. Particular attention shall be expended to ensure public access to the water front via the existing sewer easement. In addition, a document shall be prepared and recorded designating said sewer easement for public pedestrian access. 9. An agreement shall be obtained with the Carlsbad Unified School District to provide for future school requirements that will result from this development. Said Agreement shall be consummated prior to issuance of any building permit whatsoever. DAVID D. MEYER, Planning Assistant CITY OF CARLSBAD PLANNING DEPARTMENT ANALYSIS FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION TENTATIVE TRACT CASE NO. CT 73-1 DESCRIPTION OF APPLICATION - The applicants (COVINGTON-CONINMARK) are requesting approval of a one lot (1) subdivision to allow de- velopment of a 190 unit condominium project on 12.9 acres of land between Adams Street and the northern shore of upper Agua Hedionda Lagoon, easterly of Hoover Street. DESCRIPTION OF PROJECT - A complete description of the project and its environmental aspects has'been written for the Zone Change portion of this project (ZC-101). Said project description covers the Tentative Subdivision portion of the project, therefore, the Planning Department feels that a reiteration here would be superfluous. .RECOMMENDATION - The Planning Departments' recommendation is based on the assumption that approval will be given to the requested Zone Change (ZC-101) and Sepcific Plan (SP-102). Therefore it is recommended that the Planning Commission consider granting approval of this requested Tentative Subdivision subject to the execution and/or fulfillment of the following conditions: 1. All domestic water supplied to this sibdivision shall be obtained from Carlsbad Municipal Water District. 2. All buildings constructed in this subdivision shall be connected to the Carlsbad Public Sewer System. 3. Sewer and water lines shall not be laid in the same trench in any part of this subdivision. 4. Grading shall be performed to ensure that the property will be free from ponding and/or surface storage of water. 5. Dedication of land for park purposes and/or in-lieu fees shall be provided to the City of Carlsbad prior to the recordation of the final map. Page 2. 6. Hoover Street and Adams Street shall be improved of, and to the satisfaction of the City Engineer. 7. The applicant shall provide all weather access to and across the public sewer easement of and to the satisfaction of the City Engineer. 8. All, facilities provided to adequately control drainage on the subject property shall be maintained by the property owner(s) in perpetuity. DAVID D. METER7- Planning Assistant February 5, 1973 cc: Planning Commissioners City Manager City Attorney City Engineer Fire Department Applicant, l » 100 To \. March 29, 1974 TO: CITY MANAGER FROM: PLANNING DIRECTOR SUBJECT: COVIN6TON- CONIMARK (POINT HEDIONDA) On March 6, 1973 the subject application was presented to the City Council with a Planning Commission recommendation for approval. The EIR was accepted by a vote of 4-1. The Zone Change, Specific Plan and Tentative Map were denied. On March 7 ^ 1Q73 the, Cjty ; Council, by a vote of 3-0 with two Councikienwabsent,, A/ ^ mafle" a motion to reconsider Tne actions taken on March 6, 1973. The motion passed 3-0 with two Councilmen absent. Further, a jnot ion via s ^ made ! to ' cont inu e the appl ications ajidj^ejolutioji^jjj]^^ for the subject area was a"3op|ed. . V,- -- .. ----- _»_»_»^ _ ,1,__«-^--"'»-M<si**a*™-^""" • 7vv' Since Mar£h*-,!in£.Xlty.,,has adojjJkgd anjjiterim Open Space Ordinance, and a Public /A FaciJjJtias-aoUiyu. The applicant indicates tfTaFlfiF'publ fc fTcTntfer?OTTcy v^ill ( ( / be met by the time of hearing on April 2, 1974. The proposed application, however, b"| j does not meet the standards outlined in the Interim Open Space Zone. Standards /^ applied to lands adjacent to bodies of water require the first 100 ft. be granted |v public easement and buildings not be allowed. The applicant, in his initial design in 1972 has provided a public open space easement for bicycle and pedestrial purposes t3® along the shoreline within his project. The average width of the easement is 50-60 ft. However, it does not meet the absolute standard of 100 ft. The staff report of February 13, 1973 is sti'll valid, providing that the addition of the public facilities requirement is met, and secondly, the inclusion of the consideration of the Interim Open Space Ordinance. The new Open Space Ordinances proposed to be adopted by May 2, 1974 will replace the standards and requirements outlined in the Interim Open Space Ordinance. Therefore, the appl i c a t i on wo u 1 d meet the guidelines included in the Scenic Preservation Overlay ZojiieZ^^ t h e " I h t e r i jjJSjJe n "' S pa c eT^Or d i nan c e , - v>JulS3 "" ^~ "The reason for City CoUncll denial was adequacy "of ci?cirlattoTi"*base3iyTf the "densi"ties'"bu4.Ju« projected in the existing General Plan (30 d.u./acre). Staff has completed an ^ analysis of the densities and will recommend a substantial density decrease along .the north shore of the Agua Hedionda Lagoon in the General Plan revision. The Covington/Conimark o Land Use Committee is also recommending the same reduction as part of their evaluation of the General Plan Land Use Element. The Engineering Department is indicating that circulation based on the revised densities would be sufficient to serve this development. A further report should be forthcoming from the Engineers. The applicant's original densities (14.7 d.u./acre) and original provisions for circulation are within the proposed revision suggested by staff. If the City Council elects to approve the subject project, I would recommend that the Council approve the Zone Change request, Master Plan and Specific Plan, and continue the Tentative Map to the May 7, 1974 agenda. This would allow the applicant to comply with all Ordinances in force at the time his Zone Change and Master Plan, etc. become effective. DONALD A. AGATEP, Planning Director WRITE IT —Ml\ I SAY IT INTER-DEPARTMENT MEMORANDUM A. M. TO REPLY ON THIS SHEET FROM W1LMER -SERVICE1'U.K«STANDARD INTER DEPT. MEMO. FORM 11-24 n Cttp of Cartefrab 1200 Elm Avenue Carlsfaab, California 92008 May 9, 1974n Mr. Paul Ecke P. O. Box 488 Encinitas, California 92024 Thank you for your letter concerning the Hedionda Point condominium project. I know that you have also expressed your concerns to the members of the City Council who will make the final determination in the matter. It does appear that with a minimum of redesign, the project could overcome a number of the objections made concerning the project. The City planning staff will be happy to help point out areas of change which might help overcome the objections. PAUL D. BUSSEY City Manager PDB:ldg Planning Director Covington-Coninraark (Mr. William Zongker) - ( ' _ jr x1' • Hay 14, 1974 ''7 ( E.. TO: CITY MANAGER . • • •'•.... FROM: PLANNING DIRECTOR . * SUBJECT: Reassessment of ZC-101, SP-102 and CT 73-1 '(Covlngton-ConinniarkV The recently adopted Open Space and Conservation Element established as a goal the desires of the City'to discourage incompatible developments in areas that should be preserved or regulated for scenic, etc. purposes. The Open Space Element was established to provide visual amenities in prime open space areas wherever possible. The Element also proposed policies which would encourage the designation and im- provement of public walkways and scenic corridors along the boundaries of any natural resource (Ague Hedionda Lagoon). The proposed Covington-Coninmark de- velopment then, has an obligation to meet the goals and policies of the Open Space and Conservation Element.. ' . • . . Recently adopted Ordinances which would implement the Open Space and Conservation Element are directed specifically to the-preservation of the scenic corridors and other scenic amenities' related to the Agua Hedionda Lagoon. The Scenic Preservation Overlay Zone establishes the City's;intent to regulate areas possessing outstanding scenic qualities end also create buffers between incompatible land uses. Scenic Preservation Overlay Zone requires that special treatment be given •to hillsides, beaches, lagoons, etc., and that considerations established within any development must meet a minimum set of developmental standards-, for example: Section 21.40.110 - Paragraph C: prescribes landscape requirements and City review of the plans. . Paragraph D: requires the review of plans and establishes . acceptable architectural styles. • •,'••„ Paragraph E: requires the establishment of deeper . • . . • setbacks than normally allowed rso as to maintain the integrity of the scenic corridor. • . ••• • Paragraph F: requires that sidewalks be established vrider .' . than normal which would allow views through the project to the natural corridor. Paragraph'G: asks that height limitations be reduced to . ' maximize view potentials. c The Planning Commission has recommended to the City Council a second Open Space . • Zone called the Coastal and Lagoon Overlay Zone. The purpose of this zone is to provide for views, public access, and tha use of the Coastal and Lagoon re- sources of the City. An additional requirement is to encourage compatibility of the public and private use of the land in beach and lagoon areas. Like tha Scenic .--.,- _____ ..... -_. ^elcpment should also maximize provisions for public access and public view to all water areas. The Coastal and Lagoon Overlay Zone has not been adopted by the City Council, but the intent of the proposed zone is consistent with Scenic Preservation Overlay Zone requirements and the goals and policies of the Open Space Element. • . • . . : '. • The applicant., Covington-Conir.mark, .is requesting a change of zone from R-1-15,000 to Planned Community, on 12.9 acres on the 'lagoon side of Adams Street and south- east of Hoover Street. The project involves the construction of 190 units. Proposed present density is 14.7 d.u./acre. The existing General Plan permits a maximum of 30 d.u./acre. The General Plan being revised by the staff and respective citizen committees is proposing a decrease in residential densities to 10 d.u./acre. The applicant is also proposing to develop substantial recreational amenities on-site. In addition, he is proposing to improve a 40-50 ft. corridor along the. lagoon- frontage. The corridor will be accessible to the public for pedestrian, bicycle and emergency maintenance. The applicant is proposing to provide -an improved access to the waters edge along the projects' northerly boundary by developing Hoover Street to its designed width. . . -•• • " he Covington-Coni-nmark proposal accomplishes a majority of the goals and policies discussed in the Open Space and Conservation element. It also basically meets the requirements of the Scenic Preservation Overlay Zone and the desired intent of the Coastal and Lagoon Overlay Zone. There are considerations which warrant re- evaluation if the project is to proceed: ' ' ' . A. The applicant has expressed his willingness to provide public access to the lagoon frontage by: ' • . • • . . • . • .' •-•'•.1. The improvement ''of Hoover Street to the lagoon edge, and the .possibility that the proposed launching ramp could be used by the public. The Parks and Recreation. Director and Commission, have in- dicated the desirability of a public launching ramp and parking at the terminus of Hoover Street. •> • • 2. A proposed pedestrian walkway/stairway* can be included on the southeast boundary to increase the public's accessibility to the Agua Hedionda Lagoon, and beach. • ' • • . B. The applicant indicated on his Specific Plan and Tentative Map the designation of a pedestrian walkway and bicycle path along the entire frontage of the Agun Hedionda Lagoon. To maximize access to this walkway, it will be necessary to relocate the proposed recreational marina southerly ' so as not. to restrict public accessibility to the proposed walkway. ----..—•-»-.„ * TIT -' C -3- " " ~ "-" " ~'~ /•" '""•'• .: . C. Adams Street is being proposed as a Scenic Route in the Circulation Element. To be consistent with the Scenic Preservation Overlay Zone e.nd the goals and policies of the Open Space Element, the applicant and the City must consider potential redesign which would maximize the views and the scenic qualities of the Adams Screet/Agua .'Medic nda Lagoon area. Redesign should consider as a minimum the following: • 1. The elimination of one of the buildings fronting Adams Street . ( 8 diu..). In placa of the building, a public vista/turn-out, would be built providing an unimpeded view of the lagoon. 2. The redesign would also consider re-positioning of the remaining six (6) structures fronting Adams Street, so as to increase the separation between buildings, and thereby increasing visual access along the Adams Street frontage. The proposed relocation of structures may necessitate a potential elimination of 10 additional dwelling units. An alternative to the relocation of the structures is-the elimination .of an additional 8 dwelling uni.ts from the 2nd structure southeast of Hoover Street. • • . If the City is to meet the adopted Open Space and Conservation Element goals and policies directed to visual access and scenic corridors, the preceding action is necessary. ' . I i 1The total decrease of 17 to 20 dwelling units to preserve visual and scenic . . - ! .amenities, would reduce the overall, project density from 14.7 d.u./acre to - \ 13.25.d.u./acre. ' . . . . " ( The proposed development, if amended to provide for visual/access and public access, would meet the goals and policies of the Open Space and Conservation nDmQv>f- in n)y opinion, the revisions as outlined in this report would satisfy "xnarp and Hnn<;prv^tinn noa~l<; ;inri nnlirip^. Thp annrnv?.! nf thi<;the Open Space and Conservation goals and policies. The approval of this development as redesigned would set the standard for development along Adams Street/Agua Medioncia Lagoon, and not allow the depletion of access to a natural resource. . . ' An alternative to the redesign of the project is the consideration of the General Plan amendment with respect to residential density and circulation. If the City Council adopts the position that the proposed redesign should not take place until after the General Plan is amended, the developer should be instructed to redesign his project so as to minimize density (i.e., approximately 10 d.u./acre) and maximize visual and physical access to the lagoon as outlined in the preceding discussion. . • I would recommend the Council request the Developer to redesign the project as outlined and grant the requested zone change to P-C. The Specific Plan and Tentative Map would be returned to the Planning Commission for redesigned as outlined above. ?1ay 14, 197 TO: CITY' MANAGER FROM: PLANNING DIRECTOR SUBJECT: Reassessment of ZC-101, SP-102 and CT 73-1 (Covington-Coninmark) The recently adopted Open Space and Conservation Element established as a goal the desires of the City to discourage Incompatible developments in areas that should be preserved or regulated for scenic, etc. purposes. The Open Space Element was established to provide visual amenities in prime open space areas v;herever possible. The Element also proposed policies which v/ould encourage the designation and im- provement of public walkv;ays and scenic corridors along the boundaries'of any natural resource (Agua Hedionda Lagoon). The proposed Covington-Coninmark de- velopment thens has an obligation to meet the goals and policies of the Open Space and Conservation Element.. . Recently adopted Ordinances which would implement the Open Space and Conservation Element are directed specifically to the preservation of the scenic corridors and other scenic amenities related to the Agua Hedionda Lagoon. The Scenic Preservation Overlay Zona establishes the City's intent to regulate areas possessing outstanding scenic qualities and also create buffers between incompatible land uses. Scenic Preservation Overlay Zone requires that special treatment be given to hillsides, beaches, lagoons, etc., and that considerations established wtth.in any development must meet a minimum set of developmental standards; for example: Section 21.40.110 - Paragraph C: prescribes landscape requirements and City review of the plans. Paragraph D: requires the review of plans and establishes acceptable architectural styles.' Paragraph E: requires the establishment of deeper setbacks than normally allowed £0 as to maintain the integrity of the scenic corridor. Paragraph F: requires that sidewalks be established wider than normal which would allow views through the project to the natural corridor. Paragraph^: asks that height limitations be reduced to maximize view potentials. The Planning Commission has recommended to the City Council a second Open Soace Zone called the Coastal and Lagoon Overlay Zona. The purpose of this zone is to provide for views, public access, and the use of the Coastal and Lagoon re- sources of the City. An additional requirement is to encourage compatibility of the public and private use of the land in beach and lagoon areas. Like the Scenic Preservation Overlay Zone, the Open Space and Conservation Overlay Zone requires that height and setback requirements be manipulated to ensure compliance with the goals and policies of the Open Space and Conservation Element. The Coastal and Lagoon Overlay zone also stipulates that Agua Hsdionda Lagoon should be preserved as a- visual as well as an active waterway resource. The proposed Coastal and Lagoon Overlay Zone requires that development maximize public use of the coastline and of lagoon shorelines. Development should also maximize provisions for public access and public view to all water areas.. The Coastal and Lagoon Overlay Zone has not been adopted by the City Council, but the intent of the proposed zone is consistent with Scenic Preservation Overlay Zone requirements and the goals and policies of the Open Space Element. The applicant, Covington-Coninmark, is requesting a change of zone from R-1-15,000 to Planned Community, on 12.9 acres ori the'lagoon side of Adams Street and south- east of Hoover Street. The project involves the construction of 190 units. Proposed present density is 14.7 d.u./acre. The existing General Plan permits a maximum of 30 d.u./acre. The General Plan being revised by the staff and respective citizen committees is proposing a decrease in residential densities to 10 d.u./acre. The applicant is also proposing to develop substantial recreational amenities on-site. In addition, he is proposing to improve a 40-50 ft. corridor along the.lagoon frontage. The corridor will be accessible to the public for pedestrian, bicycle and emergency maintenance. The applicant is proposing to provide an improved access to the waters edge along the projects' northerly boundary by developing Hoover Street to its designed width. The Covington-Coninmark proposal accomplishes a majority of the goals and policies discussed in the Open Space and Conservation element. It also basically meets the requirements of the Scenic Preservation Overlay Zone and the desired intent of the Coastal and Lagoon Overlay Zone. There are considerations which warrant re- evaluation if the project is to proceed: A. The applicant has expressed his willingness to provide public access to the lagoon frontage by: ' • , . i - • - 1. The improvement of Hoover Street to the lagoon edge, and the .possibility that the proposed launching ramp could be used by the public. The Parks and Recreation Director and Commission, have in- dicated the desirability of a public launching ramp and parking at the terminus of Hoover Street. « 2. A proposed pedestrian walkway/stairway, can be included on the southeast boundary to increase the public's accessibility to the Agua Hedionda Lagoon, and beach. • • B. The applicant indicated on his Specific Plan and Tentative Map the designation of a pedestrian walkway and bicycle path along the entire frontage of the Agua Hedionda Lagoon. To maximize access to this walkway, it will be necessary to relocate the proposed recreational marina southerly so as not. to restrict public accessibility to the proposed walkway. C. Adams Street is being proposed as a Scenic Route in the Circulation Element. To ba consistent v/ith the Scenic Preservation Overlay Zone and the goals and policies of the Open Space Element, the applicant and the City must consider potential redesign which would maximize the views and the scenic qualities of the Adams Street/Agua Keclicnda Lagoon area. Redesign should consider as a minimum the following: • •!. The elimination of one of the buildings fronting Adams Street ( 8 d'lu..). In place of the building, a public vista/turn-out, would be built providing an unimpeded view of the lagoon. 2. The redesign would also consider re-positioning of the remaining six (6). structures fronting Adams Street, so as to increase the separation between buildings, and thereby increasing visual access along the Adams Street frontage. The proposed relocation of structures .may necessitate a potential elimination of 10 additional dwelling units. An alternative to the relocation of the structures is the elimination of an additional 8 dwelling units from tha 2nd structure southeast of Hoover Street. If the City is to meet the adopted Open Space and Conservation Element goals and policies directed to visual access and scenic corridors, the preceding action is necessary. The total decrease of 17 to 20 dwelling units to preserve visual and scenic amenities, would reduce the overall, project density from 14.7 d.u./acre to 13.25 d.u./acre. The proposed development, if amended to provide for visual/access and public access, would meet the goals and policies of the Open Space and Conservation Element. In my opinion, the revisions as outlined in this report would satisfy the Open Space and Conservation goals and policies. The approval of this development as redes-igned would set the standard for development along Adams Street/Agua Medioncia Lagoon, and not allow the-depletion of access to a natural resource. . . * An alternative to the redesign of the project is the consideration of the General Plan amendment with respect to residential density and circulation. If the City Council adopts the position that the proposed redesign should not take place until after the General Plan is amended, the developer should be instructed to redesign his project so as to minimize density (i.e., approximately 10 d.u./acre) and maximize visual and physical access to the lagoon as outlined in the preceding discussion. • . I would recommend the Council request the Developer to redesign the project as outlined and grant the requested zone change to P-C. The Specific Plan and Tentative Map would be returned to the Planning Coinmissicn for redesigned as outlined above. MEMORANDUM June 14, 1974 TO: CITY MANAGER FROM: PLANNING DIRECTOR SUBJECT: COVINGTON-CONINMARK The Planning Commission at its regularly scheduled meeting of June llth, recommended to the City Council that the land proposed for development by Covington-Coninmark, be designated as Medium Density-Residential 4-10 dwelling units per acre. The Land Use Committee and the Staff had recommended that the Planning Commission adopt such a motion. A second part of the motion requested the City Council to actively pursue all avenues available that may lead to the eventual public purchase of the North Shore of the Agua Hedionda Lagoon. -ADONALD A. AGATEP ~ * A Planning Director May 14, 1974 TO: CITY MANAGER FROM: PLANNING DIRECTOR SUBJECT: Reassessment of ZC-101, SP-102 and CT 73-1 (Covlngton-Com'nmark) The recently adopted Open Space and Conservation Element established as a goal the desires of the City to discourage incompatible developments in areas that should be preserved or regulated for scenic, etc. purposes. The Open Space Element was established to provide visual amenities in prime open space areas wherever possible. The Element also proposed policies which would encourage the designation and im- provement of public walkways and scenic corridors along the boundaries of any natural resource (Agua Hedionda Lagoon). The proposed Covington-Coninmark de- velopment then, has an obligation to meet the goals and policies of the Open Space and Conservation Element. Recently adopted Ordinances which would implement the Open Space and Conservation Element are directed specifically to the preservation of the scenic corridors and other scenic amenities related to the Agua Hedionda Lagoon. The Scenic Preservation Overlay Zone establishes the City's intent to regulate areas possessing .outstanding scenic qualities and also create buffers between incompatible land uses. Scenic Preservation Overlay Zone requires that special treatment be given to hillsides, beaches, lagoons, etc., and that considerations established within any development must meet a minimum set of developmental standards; for example: Section 21.40.110 - Paragraph C: prescribes landscape requirements and City review of the plans. Paragraph D: requires the review of plans and establishes acceptable architectural styles. Paragraph E: requires the establishment of deeper setbacks than normally allowed so as to maintain the integrity of the scenic corridor. Paragraph F: requires .that sidewalks be established wider than normal which would allow views through the project to the natural corridor. Paragraph G: asks that height limitations be reduced to maximize view potentials. -2- The Planning Commission has recommended to the City Council a second Open Space Zone called the Coastal and Lagoon Overlay Zone. The purpose of this zone is to provide for views, public access, and the use of the Coastal and Lagoon re- sources of the City. An additional requirement is to encourage compatibility of the public and private use of the land in beach and lagoon areas. Like the Scenic Preservation Overlay Zone, the Open Space and Conservation Overlay Zone requires that height and setback requirements be manipulated to ensure compliance with the goals and policies of the Open Space and Conservation Element. The Coastal and Lag-oon Overlay zone also stipulates that Agua Hedionda Lagoon should be preserved as a visual as well as an active waterway resource. The proposed Coastal and Lagoon Overlay Zone requires that development maximize public use of the coastline and of lagoon shorelines. Development should also maximize provisions for public access and public view to all water areas. The Coastal and Lagoon Overlay Zone has not been adopted by the City Council, but the intent of the proposed zone is consistent with Scenic Preservation Overlay Zone requirements and the goals and policies of the Open Space Element. The applicant, Covington-Coninmark, is requesting a change of zone from R-l-15,000 to Planned Community, on 12.9 acres on the lagoon side of Adams Street and south- east of Hoover Street. The project involves the construction of 190 units. Proposed present density is 14.7 d.u./acre. The existing General Plan permits a maximum of 30 d.u./acre. The General Plan being revised by the staff and respective citizen committees is proposing a decrease in residential densities to 10 d.u./acre. The applicant is also proposing to develop substantial recreational amenities on-site. In addition, he is proposing to improve a 40-50 ft. corridor along the lagoon frontage. The corridor will be accessible to the public for pedestrian, bicycle and emergency maintenance. The applicant is proposing to provide an improved access to the waters edge along the projects' northerly boundary by developing Hoover Street to its designed width. The Covington-Coninmark proposal accomplishes a majority of the goals and policies dfscussed in the Open Space and Conservation element, it aiso basically meetsTfie requirements of the Scenic Preservation Overlay Zonp ^nd tho Hoc-iron jptpnt- nf fj-ip Cua^tai ana Lagoon Overlay Zone. There are considerations which warrant re- evaluation if the project is to proceed: A. The applicant has expressed his willingness to provide public access to the lagSofTfrontaqe by:"" "" ! ~ " ' * 9 1. The improvement of Hoover Street to the lagoon edge, and the possibility that the proposed launching ramp could be used by the public. The Parks and Recreation Director and Commission, have in- dicated the desirability of a public launching ramp and parking at the terminus of Hoover Street. 2. A proposed pedestrian walkway/stairway, can be included on the southeast boundary to increase the public's accessibility to the Agua Hedionda Lagoon, and beach. B. The applicant indicated on his Specific Plan and Tentative Map the designation of a pedestrian walkway and bicycle path along the entire frontage of the Agua Hedionda Lagoon. To maximize access to this walkway, it will be necessary to relocate the proposed recreational marina"~~ so as not to restrict public accessibility to the proposed walkway. -3- C. Adams Street is being proposed as a Scenic Route in the Circulation Element. To be consistent with the Scenic Preservation Overlay Zone and the goals and policies of the Open Space Element, the applicant and the City must consider potential redesign which would maximize the views and the scenic qualities of the Adams Street/Agua Hedionda Lagoon area. Redesign should consider as a minimum the following: 1. The elimination of one of the buildings fronting Adams Street ( 8 d.u..). In place of the building, a public vista/turn-out, would be built providing an unimpeded view of the lagoon. 2. The redesign would also consider re-positioning of the remaining six (6) structures fronting Adams Street, so as to increase the separation between buildings, and thereby increasing visual access along the Adams Street frontage. The proposed relocation of structures may necessitate a potential elimination of 10 additional dwelling units. An alternative to the relocation of the structures is the elimination of an additional 8 dwelling units from the 2nd structure southeast of Hoover Street. If the City is to meet the adopted Open Space and Conservation Element goals and policies directed to visual access and scenic corridors, the preceding action is necessary. The total decrease of 17 to 20 dwelling units to preserve visual and scenic amenities, would reduce the overall project density from 14.7 d.u./acre to "13.25 d.u./acre. The proposed development, if amended to provide for visual/access and public access, would meet the goals and policies of the Open Space and conservation ETemenijIIn my opinion^ the revisions as outlined in this report would satisfy ThlFTJperi Space and Conservation goals and policies. The approval of this development as redesigned would set the standard for development along Adams Street/Agua Hedionda Lagoon, and not allow the depletion of access to a natural resource. An alternative to the redesign of the pro.iect is the consideration of the General PTan amendment with respect to residential density and circulation. If the UTEy Council adopts the position that the proposed redesign should not take place until after the General Plan is amended, the developer should be instructed to redesign his project so as to minimize density (i.e., approximately 10 d.u./acre) and maximize visual and physical access to the lagoon as outlined in the preceding discussion. I would recommend the Council request the Developer to redesign the project as Outlined and grant, t.hp requested zone change to P-C!The Specific Plan and Tentative Map would be returned to the Planning Commission for re~desijjned as outlined above. MEMORANDUM April 1, 1974 ' ITEM No- 7 K ' AGENDA BILL 1054 TO: City Manager FROM: City Engineer SUBJECT: Hedionda Point Traffic Circulation (Adams Street) Specific Plan 102 and Tentative Map CT 73-1» Applicant - Covington-Conimark Background In March, 1973, the City Council considered the subject applica- tions. During the public hearing, there was concern over the adequacy of traffic circulation in the vicinity of the proposed development. The applications (Agenda Bill 1.054) were tabled by City Council for an unspecified time until the General Plan and particularly the Circulation Element were revised in the area of the proposed development. At that time, it was anticipated that the revisions to.the General Plan would be completed within 6-9 months. Progress on the General Plan Revisions has fallen behind schedule and the applicant has requested that these applications be reconsidered by the City Council. General Plan Status Some elements of the General Plan have been completed but two elements (Land Use and Circulation) have not. .Public hearings and Council action on the Land Use and Circulation Elements are still several months away. . Interim Status of Land Use and Circulation Elements Land Use:- The Citizens Land Use Committee, Lampman and Associates and City Staff have completed their preliminary studies and recommendations. The densities p'roposed in the subject area are lower than allowed in the existing General Plan. Circulation:- The Citizens Circulation Committee, Lampman and .Associates and City Staff have completed their pre- liminary studies. The proposed Land Use Element has been reviewed and the proposed densities have been incorporated into the Circulation studies. Cone 1 us i ons ' ' Based on the proposed Land Use Element densities, and correspond- ing trip generation predictions, it is estimated that Adams Street will need to carry approximately 9,500 vehicles per day. This 9,500 ADT (Average Daily Traffic) is in the upper ranges as to capacity of a 2 lane roadway and in the lower ranges for a k- lane roadway. In several areas of the City, we would recommend a *4~1ane facility for an ADT greater than 5,000. In the specific study of the circulation in the subject area, - staff concurs with the recommendations of the Circulation Committee that Adams. Street be a 2-lane SCENIC ROADWAY with bike lane(s) within a 60' right of way for the following reasons: « t 1. The existing hillside topography would make construction . t of a k lane-facility extremely difficult and would require [ large amounts of cut and fill. j i 2. Adams Street is not part of a City wide arterial street | system, but serves primarily as a neighborhood collector ' and secondarily as a scenic roadway. ! '. . t 3. The existing horizontal and vertical alignment of Adams j Street (including a severe switchback curve), is most : conducive to an improved 2-lane facility rather than to impose if-larte design standards in this area. '• 4. Because of the scenic nature of Adams Street with Lagoon and ocean vistas, we believe that the motorist wi 1-1 be more tolerant of heavier 2-lane traffic. As examples, •. San Francisco's "^9 Mile Drive" and San Diego's Scenic \ .- Drive both have extensive 2-lane sections that are { heavily travelled. 5. While ADT is a useful tool in determining the required number of lanes, PEAK HOUR is a more meaningful measure- ment. In the case of Adams Street, the commuter peak . hour would most probably not coincide with the recreational or scen-ic peak hour. Tim Flanagan^/ TCF/mac cc: Public Works Administrator CITY OF CARLSBAD PLANNING DEPARTMENT FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION ZONE CHANGE CASE NO. 101 DESCRIPTION OF APPLICATION. The applicants(COVINGTON-CONINMARK) are re- questing approval of a Change of Zone from R-l (15,000) to P-C (Planned Community) on 12.9 acres of real property on the southerly side of Adams Street, easterly of Hoover Street. DESCRIPTION OF PROJECT. The applicants are proposing to 'develop a 190 unit condominium project consisting of: 52 - one-bedroom units 64 - two-bedroom units 74 - three-bedroom units. 190 The project is comprised of 17 separate landscaped, terraced units,with water front orientation and on-site recreational facilities. The proposed de- velopment site is 12.9 acres in size and the proposed density is 14.7 dwelling units per net acre. To accommodate the proposed development, the applicant has filed the required Environmental Impact Report, Zone Change Request, Specific Plan and Tentative Subdivision Hap. Although each application requires a distinct action on behalf of the City, the Planning Department would recommend that the City review the proposed project in its entirety to ensure that a true comprehensive assessment of the project with respect to the environment is accomplished. DESCRIPTION OF PROPERTY. The subject property is adjacent to the northerly shore of upper Agua Hedionda Lagoon. Adams Street forms the northern boundary, Hoover Street forms the westerly terminus, and the property has approximately 1600 feet of frontage along the Lagoon. Said property contains 12.9.acres of land area presently divided into five parcels. The applicants propose to con- solidate the property into a one-lot condominium subdivision by Tentative Map .ZC-101 Page 2. CT 73-1. The property has slopes of approximately 25% which rise from the waters' edge to heights of 80 feet. The land area is vacant and covered with natural vegetation. A fifteen foot wide sewer easement runs the length of the property near the waters edge, water service as well as other required utilities are available within the immediate area and they possess the capability of adequately serving the proposed development. DESCRIPTION OF SURROUNDING LAND USE AND ZONING. !• Land Use - The property to the east is currently developed as a commercial use, with orientation toward water recreation (Blue Max) the property to the north is utilized as a single-family residential, to the west is a combination of vacant property and commercial (Fox's Snug Harbor), immediately to the south is the upper Agua Hedionda Lagoon. 2. Surrounding Zoning - The .property to the east is zoned R-l (15,000) and R-T, to the north is R-l (15,000), to the west is R-l (15,000), and R-T, and the Lagoon to the south is zoned P-U. As a point of information, the Planning Department has been approached with tentative proposals for zone change requests on the property to the east of the subject development site. The tentative proposals have indicated a desire to obtain P-C zoning at a density less than the 30 units per acre recognized by Land Use Amendment #2. EFFECTS ON THE GENERAL PLAN The Land Use Amendment #2 of the General Plan, dated September, 1970, designates not only the subject property for a maximum residential density of 30 dwelling units per net acre, but provides the same land use to the entire northern shore of the upper Lagoon. This in itself is not without merit, however, the next step has not been accomplished as of this date. The City has not made provisions, for adding Adams Street to its Select System of Streets and Highways. Therefore, Adams Street has remained a local collector with a 50 foot right-of-way without provisions for either increasing the right-of-way or flattening out the curves to provide the facilities for accommodating the projected traffic volume. The Land Use and Density provisions were established as a result of the Small Craft Harbor Study conducted in 1965. The fact that the harbor program has not materially progressed would give credence to the position that a complete reassessment of the land use activity around the north shore is. warranted. -2- 'Page 3. The circulation system in the subject area has a deficiency, although the singular effect of this proposed project may not impact Adams Street beyond • its capacity to adequately facilitate the projected traffic volume. However, the cumulative effect of developing all the property along Adams Street, to the recognized density, will most assuredly impact the circulation system beyond its present capacity to adequately disperse the traffic. Therefore, if the City desires to maintain the current land use status along Adams Street, then it should recognize its obligation to master-plan a functional circulation system for the area. The Planning Department finds that this proposed project is consistant with present goals and objectives of the General Plan for the following reasons: 1. Proposed Density is less than half (14.7 dwelling units per net acre) of that recognized by the General Plan, (30 dwelling units per net acre). 2. Public utilities are available and are capable of adequately serving the proposed development. 3. The developer has offered a five foot wide strip of land to the City for street widening purposes, thereby substantially upholding his obligation to.provide adequate circulation facilities. 4. Improved public access to the Lagoon is provided at the westerly end of the project as well as along the entire length of the existing sewer easement. ENVIRONMENTAL IMPACT CONSIDERATION The applicant has submitted the required in-depth Environmental Impact Report. Upon review of the report the Planning Department finds that this project may have a substantial impact on the environment. Albeit, the developer has proposed measures to mitigate the impact on the circulation system, and the utilization of the significant recreational resource. The Planning Department can not provide substantial assurances that the long range impact, with regard to the growth inducing aspects of this project, have been adequately provided for. It should be understood that the City has the obligation to direct its development through the General Plan process. Because the applicants ability to mitigate the environmental impact does not extend beyond the perimeter of his project, the City must take the responsibility for the area planning. -3- ZC-101 Page 4. The basic premise of this report is that development can occur in the City of Carlsbad, and more specific, on this subject property, if proper attention and consideration are paid to the Social, Economic-and Environmental Impacts due to the increased utilization of the existing land resource. The applicant proposes to optimize the development site with a project that is mindful of the need to harmonize with the environment of Agua Hedionda Lagoon, The project'proposes to provide urban amenities in conjunction with pre- servation of public access to this water -recreational area. The growth inducing aspects of this development should be, on a cumulative continuum, considered as significant. However, it is incumbant upon the City to exercise prudent policies to eliminate and/or minimize premature development which might over-tax its services. Again, the Planning De- partment can only point out that this singular project is in keeping with existing goals and development policy of the City. MITIGATING MEASURES - The following measures-are recommended to be employed to lessen any adverse effect on the environment: 1. During the construction phase: (a) Temporary screening and/or fencing shall be utilized. (b) Work Operations shall only be carried out during day light hours unless otherwise authorized by the City of Carlsbad. (c) Notification of surrounding property owners shall be made at least 48 hours prior to any major activity taking place on the subject property. 2. In addition to the five foot wide strip of land offered for dedication to facilitate street widening, an additional five foot wide strip of land shall be designated as a planting and landscaping easement. 3. Maximum effort shall be expended to ensure public access to the water front area through the existing Hoover Street right-of- way and sewer easement. A document shall be prepared and re- corded to guarantee public access across said sewer easement, of and to the satisfaction of the Director of Planning. 4. During the process of preparing final building plans, the developer shall make every effort to ensure that the existing visual zones to the Lagoon, of the existing residences, are not impaired. 5. The City shall, during its General Plan revision process: (a) Study the feasibility of acquiring the property westerly of Hoover Street for possible public recreational facilities. (b) Study the possibility of lowering the recognized land use ZC-IOI Page 5. density along.the northern shore of the Lagoon to a level of 15 dwelling units per net acre. (c) Study the possibility of adopting a precise alignment of Adams Street which will .accommodate the projected traffic volume de- rived from the recognized land use density. (d) Review the possibility of developing the southern shore of the upper Agua Hedionda Lagoon for public recreational use. ALTERNATIVES - The most immediate alternative to this development would, of course, be a moratorium prohibiting development until the current General Plan revision is completed, and implementation of an up-graded circulation system is accomplished. However, the Planning Department feels that this development can progress with its tentative two year completion date if City efforts are concentrated in an attempt to provide feasible ingress and egress to the subject property. In addition, a coincident program of either acquiring the property to the west of Hoover Street or an active program of development of public re- creational facilities must be instituted along the southern shore of the Lagoon. A program of this magnitude would substantiate-the mitigating measures proposed by the Planning Department. RECOMMENDATION - The Planning Department recognizes several distinct areas of concern relative to this proposed development. The circulation system will require study from the standpoint of incorporating Adams Street into a viable access route, not only to this proposed development, but to the easterly areas as well. It is further recommended that the Planning Commission institute a study- to consider the feasibility of acquiring the property west of Hoover Street for a public recreational facility, as has been suggested by the Parks and Recreation Commission. This type of action would not only assure public recreational facilities, but would decrease the possibility of over-developing the area. If the City is prepared to accept the obligation to strive for balance between the natural and artificial environment, the Planning Department would recommend that the Planning Commission consider granting approval of this Zone Change Application. DAVID D. MEYER Planning Assistant February 1, 1973 CITY . OF CARLSBAD ANALYSIS FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION SPECIFIC PLAN CASE NO. SP-102 DESCRIPTION OF APPLICATION - The applicants (COVINGTON-CONINMARK) are requesting approval of a Specific Plan to develop a 190 unit condominium project on 12.9 acres of land area between Adams Street and Agua Hedionda Lagoon, easterly1 of Hoover Street. DESCRIPTION OF PROJECT - A complete description of the project and its environmental aspects has been written for the Zone Change portion of this project (ZC-101). Said project description covers the Specific Plan portion of the Project, therefore, the Planning Department feels that a reiteration here would be superfluous. . RECOMMENDATION - The Planning Department's recommendation is based on the assumption that approval will be given to the requested zone change (ZC-101). Therefore it is recommended that the Planning Commission consider granting, approval to this proposed Specific Plan subject to the execution and/or fulfillment of the following conditions: 1. The applicant shall install all required fire hydrants and dry stand pipes prior to framing construction, and said fire appurtenances shall be functional prior to commencing such work. 2. A landscape plan shall be submitted to and approved by the Director of Planning, and such landscaping shall be installed, constructed and planted according to such approved plan, and shall thereafter be con- tinuously and permanently maintained. 3. Prior to the issuance of any building permit whatsoever, a subdivision map shall be filed with the City of Carlsbad and recorded pursuant to the Carlsbad Municipal Code and the State Subdivision Map Act. 4. All mechanical equipment located on roof tops shall be completely enclosed so as not to be visable from any public street and/or adjacent property. Such enclosure shall be of compatible design related to the building structure for which such facilities are intended to serve. -1- SP-102 •Page 2, 5. No signs or advertising of any type whatsoever shall be erected, or installed until plans therefore have been approved by the City of Carlsbad. 6. All utilities, including electrical and telephone, shall be installed underground and shall be completely concealed from view. 7. Final construction plans shall .substantially comply with the Specific Development Plan and the structure shall be constructed in such a manner so as to display the architectural character incorporated in the Specific Plan Graphics. 8. Particular attention shall be expended to ensure public access to the water front via the existing sewer easement. In addition, a document shall be prepared and recorded designating said sewer easement for public pedestrian access. 9. An agreement shall be obtained with the Carlsbad Unified School District to provide for future school requirements that will result from this development. Said Agreement shall be consummated prior to issuance of any building permit whatsoever. DAVID D. MEYER, Planning Assistant CITY OF CARLSBAD PLANNING DEPARTMENT ANALYSIS FOR FEBRUARY 13, 1973 TO: PLANNING COMMISSION TENTATIVE TRACT CASE MO. CT 73-1 DESCRIPTION OF APPLICATION - The applicants (COVINGTON-CONINMARK) are requesting approval of a one lot (1) subdivision to allow de- velopment of a 190 unit condominium project on 12.9 acres of land between Adams Street and the northern shore of upper Agua Hedionda Lagoon, easterly of Hoover Street. DESCRIPTION OF PROJECT - A complete description of the project and its environmental aspects has been written for the Zone Change portion of this project (ZC-101). Said project description covers the Tentative Subdivision portion of the project, therefore, the Planning Department feels that a reiteration here would be superfluous. RECOMMENDATION - The Planning Departments' recommendation is based on the assumption that approval will be given to the requested Zone Change (ZC-101) and Sepcific Plan (SP-102). Therefore it is recommended that the Planning Commission consider granting approval of this requested Tentative Subdivision subject to the execution and/or fulfillment of the following conditions: 1. All domestic water supplied to this sibdivision shall be obtained from Carlsbad Municipal Water District. 2. All buildings constructed in this subdivision shall be .connected to the Carlsbad Public Sewer System. 3. Sewer and water lines shall not be laid in the same trench in any part of this subdivision. 4. Grading shall be performed to ensure that the property will be free from ponding and/or surface storage of water. 5. Dedication of land for park purposes and/or in-lieu fees shall be provided to the City of Carlsbad prior to the recordation of the final map. -1 - CT 73-1 Page 2. 6. Hoover Street and Adams Street shall be improved of, and to the satisfaction of the City Engineer. 7. The applicant shall provide all weather access to and across the public sewer easement of and to the satisfaction of the City Engineer. 8. All facilities provided to adequately control drainage on the subject property shall be maintained by the property owner(s) in perpetuity. DAVID D. METER,' Planning Assistant February 5, 1973 cc: Planning Commissioners City Manager City Attorney City Engineer Fire Department Applicant, June 25, 1974 TO: PLANNING COMMISSION FROM: PLANNING DIRECTOR SUBJECT: REQUEST FOR PLANNING COMMISSION REPORT ON COVINGTON- CONINMARK REDESIGN SP-102/CT 73-1 Tha City Council on June 18, 1974 recommended a re-design of the Covington-Coninmark Specific Plan (SP-102). The Planning Commission originally approved the Specific Plan in February, 1973. A subsequent action of the City adopted the Open Space/Conservation Element which recommended specific actions to be taken by City. Some of the Open Space/Conservation recommendations were: (1) Preserve the visual and aesthetic amenities of the Agua Hedionda Lagoon. (2) Preserve the public's alternatives of access to the Agua Hedionda Lagoon. (3) Preserve Adams Street as a Scenic Corridor. The proposed Land Use and Circulation Elements also identify Adams Street as a recommended Scenic Corridor. The proposed Land Use Element adopted by the Planning Commission recommends medium-density residential land use with a density range of 4-10 DU/acre. The City Council first heard the Covington-Coninmark Zone Change request in March, 1973. The Council tabled the matter pending revision to the proposed Circulation Element. A Specific reference in the EIR had been made to potential circulation problems on Adams Street. In April, 1974, the applicant requested the matter be returned from the table since the proposed Circulation Element had not been final- ized. The Planning Department in March reassessed the Covington- Con.inmark project in light of recently adopted Open Space and Conservation Element as well as the proposed requirements which may be required by proposed Coastal and Overlay Zone, Scenic Corridor or other similar Specific Planning tool. The attached report to the City Council suggests that the project could be redesigned to meet the goals and policies of the Open Space and Conservation Element. The report recommends that the project be redesigned, reducing the density from 14.7 DU/acre to 13..25 DU/acre. It is the opinion of the Staff that the redesign as shown on alternative Exhibit A, dated June 18, 1974 would meet the requirements of the Open Space and Conservation Element and also would meet the intent of proposed Specific Planning programs for the Agua Hedionda Lagoon. The Master Plan required as a part of the'Planned Community ordinance, has never been submitted for the proposed project. Under the Planned Community Ordinance, if a Specific Plan is submitted with the Zone Change request, the Specific Plan could act as the Master Plan, therefore, the need for a Master Plan and the Covington-Coninmark project is not necessary. It is recommended that the Planning Commission take the following :tion for report to the City Council: (1) The Specific Plan (2) The proposed project as redesigned in Exhibit June 18, 1974 meets the goals and policies of Open Space and Conservation Element. as submitted satisfies theThe specific Plan bK-iuz as suDimttea satisfies the requirements of the Planned Community Ordinance for the Master Plan and the Specific Plan. A to SP-102 the revised (3) Recommend the City Council adopt a Resolution which would limit the density to 10 dwelling units per acre as shown on the proposed Land Use Element adopted by the Planning Commission June 11, 1974. \ O' "<\_ ** v^\^ ^ -2- Hay 14, 1974 TO: CITY MANAGER ' • FROM: PLANNING DIRECTOR . SUBJECT: Reassessment of ZC-101, SP-102 and CT 73-1 (Covinqton-Conlrraark); The recently adopted Open Space and Conservation Element established as a goal the desires of the City to discourage incompatible developments in areas that should ba preserved or regulated for scenic, etc. purposes. The Open Space Element v.-as established to provide visual amenities in prime open space areas wherever possible. The Element also proposed policies which would encourage the designation and im- provement of public walkways' and scenic corridors along the boundaries of any natural resource (Agua Hedionda Lagoon), the proposed Covington-Coninmark de- velopment then, has an obligation to meet the goals end policies of the Open Space and Conservation Element.. . . Recently adopted Ordinances which would implement the Open Space and Conservation Element are directed specifically to the preservation of the scenic corridors and other scenic amenities related to the Agua Hedionda Lagoon. The Scenic Preservation Overlay Zone establishes'the City's .intent to regulate areas possessing outstanding scenic qualities and also create buffers between incompatible land uses. Scenic Preservation Overlay Zone requires thst special treatment be given •to hillsides,'beaches, lagoons, etc., and that considerations established within any development must meet a minimum set of developmental standards; for example: Section 21.40.110 - Paragraph C: prescribes landscape requirements and City review of the plans. Paragraph D: requires the review of plans and establishes acceptable architectural styles. ' Paragraph E: requires the establishment of deeper . - . setbacks than normally allowed ,so as to maintain the integrity of the scenic corridojK Paragraph F: requires that sidewalks be established wider .' . than normal which would allow views through the project • • to the natural corridor. Paragraph's: asks that height limitations ba reduced to maximize view potentials. The Planning Commission has recommended to the City Council a second Open Soaca Zone called the Coastal and Lagoon Overlay Zone. The purpose of this zone is to provide for views, public access, and the use of tha Coastal and Lagoon re- sources of the City. 'An additional requirement is to encourage compatibility of the public and private use of the land in beach and lagoon areas. Like the Scenic Preservation Overlay Zone, the Open Space and Conservation Overlay Zone requires that height and setback requirements be manipulated to ensure compliance with the goals and policies of the Open Space and Conservation Element. The Coastal and Lagoon Overlay zone also stipulates that Agua Hedionda Lagoon should be preserved as a visual as well as an active waterway resource. The proposed Coastal and Lagoon Overlay Zone requires that development maximize public use of the coastline and of lagoon shorelines. Development should also maximize provisions for public access and public view to 'all v/ater areas. The Coastal and Lagoon Overlay Zone has not been adopted by the City Council, but the intent of the proposed zone is consistent with Scenic Preservation Overlay Zone requirements and the goals and policies of the Open Space Element. The applicant, Covington-Com'nmark,.is requesting a change of zone from R-l-15,000 to .Planned Community, on 12.9 acres on the'lagoon side of Adams Street and south- east of Hoover Street. The-project involves the construction of 190 units. Proposed present density is 14.7 d.u./acre. The existing General Plan permits a maximum of 30 d.u./acre. The General Plan being revised by the staff and respective citizen committees is proposing a decrease in residential densities to 10 d.u./acre. The applicant is also proposing to develop substantial recreational amenities on-site. In addition, he is proposing to improve a 40-50 ft. corridor along the.lagoon frontage. The corridor will be accessible to the public for pedestrian, bicycle and emergency maintenance. The applicant is proposing to provide-an improved access to the waters edge along the projects' northerly boundary by developing'Hoover Street to its designed width. . . . * " * .*'•.' The Covington-Coni-nmark proposal accomplishes a majority of the goals and policies discussed in the Open- Space and Conservation element. It also basically meets the requirements of the Scenic Preservation Overlay Zone and the desired intent of the Coastal and Lagoon Overlay Zone. There are considerations which warrant re- evaluation if the project is to proceed: ' . A. The applicant has expressed his willingness to provide public access to the lagoon frontage by: " " • . . . • ' * -,-•'. . 1. The improvement of Hoover Street to the lagoon edge, and the .possibility that the proposed launching ramp could be used by the public. The Parks and Recreation. Director and Commission, have in- dicated the desirability of a public launching ramp and parking at . the terminus of Hoover Street. % 2. A proposed pedestrian walkway/stairway,-can be included on the southeast boundary to increase the public's accessibility to the Agua Hedionda Lagoon, and beach. • • • • B. The applicant indicated on his Specific Plan and Tentative Map the designation of a pedestrian walkway and 'bicycle path along the entire frontage of the Agua Hedionda Lagoon. To maximize access to this walkway, it will be necessary to relocate the proposed recreational marina southerly so as not to restrict public accessibility to the proposed walkway. -o- C. Adonis Street is being proposed as a Scenic Route in ths Circulation Element. To be consistent with the Scar.ic Preservation Overlay Zone s.nd the goals and policies of the Open Space El err. erst, the applicant and the City must consider potential redesign which would maximize the views and the scenic qualities of ths Adams Street/Agua Hedicnda Lagoon area. Redesign should consider as a minimum the foil owing: • 1. Tha elimination of one of the buildings fronting Adams Street ( 8 d-u..}. In place of the building, a public vista/turn-out, would be built, providing an unimpeded view of ths lagoon. 2. The redesign would also consider re-positioning of the remaining six (6). structures fronting Adams Street, so as to increase ths • . separation between buildings, and thereby increasing visual access - along the Adams Street frontage. The proposed relocation of structures may necessitate a potential elimination of 10 additional dwelling units. • An alternative to the relocation of the structures is-the elimination of an additional 8 dwelling units from the 2nd structure southeast of Hoover Street.. • If the City is to maet the adopted Open Space and Conservation Element goals and policies directed to visual access and scenic corridors, the preceding action is necessary. The total decrease of 17 to 20 dwelling units to preserve visual and scenic .amenities, would reduce the overall, project density from 14.7 d.u./acre. to - 13.25 d.u./acre. The proposed development, if amended to provide for visual/access and public access, would meet the goals and policies of the Open Space and Conservation Element. In my opinion, the revisions as outlined in th'is report would satisfy the Open Space and Conservation goals and policies. The approval of this development as redesigned would set the standard for development along Adams Street/Agua Hedionda Lagoon, and not allow the depletion of access to a natural resource. . . ' . An alternative to the redesign of the project is the consideration of the General Plan amendment with respect to residential density and circulation. If the City Council adopts the position that the proposed redesign should not take place until after the General Plan is amended, the developer should be instructed to redesign his'project so as to minimize density (i.e., approximately 10 d.u./acre) and maximize visual and physical access to ths lagoon as outlined in the preceding discussion. . • I would recommend the Council request the Developer to redesign the project as outlined and grant the requested zone change to P-C. The Specific Plan and Tentative Map would be returned to the Planning Coir,missicn for redesigned as outlined above. PAUL S. SWIRSKY WILLIAM N. SAUER SWIRSKY © SAUER ATTORNEYS AT LAW 3965 ROOSEVELT, SUITE H CARLSBAD, CALIFORNIA 92008 TELEPHONE (714) 729-1197 MAILING ADDRESS POST OFFICE BOX 1185 DECEIVED June 28, 1974 City Council City of Carlsbad City Hall 1200 Elm Street Carlsbad, California 1974 as as? Re: 92008 Application of CONINMARK, INC. Gentlemen: The undersigned represents Paul Ecke, .Jr., C. P. Von Herzen, N. P. Maurer, 0. W. Birsner, Charles McCarver, Ruth Vogel , John S. Knipe, Ray Winter and C. W. Dealy. These are owners of nine parcels of land on the north shore of Agua Hedionda Lagoon, south of Adams Street. The property is commonly known as Agua Hedionda Point. The application of Coninmark, Inc. for a zone change, specific plan and tentative map has been pending with the City since January 2, 1973. The undersigned, on behalf of the property owners mentioned immediately above, feels that a decision by this Council is long overdue in this matter. We urge the Council on July 2, 1974 to take affirmative action and adopt the zone change, specific plan and tentative map. The plan submitted Planning Staff and Carlsbad. by the developer has the approval of both the the Planning Commission of the City of The developer has made every effort to satisfy all citizens of the City of Carlsbad. His efforts have included but have not been limited to the following: 1. He redesigned his project, reducing its densities at staff's direction to 13.2 units per acre, thus eliminating two buildings from his plan. 7 City Council, City of Carlsbad June 28, 1974 Page 2. 2. He provided public rights of way, a publ'ic vehicle turnaround to view the lagoon, bicycle paths, a launching ramp and various other facilities when requested to do so. 3. He has provided a project which is composed of seventy per cent open space, thereby insuring citizens of the City of Carlsbad and other areas continued and total enjoy- ment of the Agua Hedionda Lagoon. My clients have paid taxes on the subject property over the past three years in a total amount exceeding $40,000.00. As you can readily see, this places great burdens on them as property owners. Nevertheless, my clients carefully selected the developer prior to the sale of the property in question. Several other prospective purchasers were turned down by my clients when they felt that the proposed developments by these purchasers were not up to the standards that my clients had themselves set for the property. Intensive investigation was done as to the financial ability and developmental ability of each prospective purchaser. Coninmark, Inc. has more than met these standards of developmental criteria that we ourselves, as owners, have set for the property. Surrounding properties have either medium or high densities. To place a density of ten units to the acre on this property will severely restrict its use and development. It will also cause the developer to completely redesign the entire project. The owners of the property and your professional Planning Staff are both extremely happy with the present design. Informed sources advise us that it may be some time now before the land use element of the general plan is finally adopted by the City of Carlsbad. The developers and the property owners have done everything that you have asked of them. They now ask you for an affirmative decision on the project at your meeting tonight. SAUERyjR, WNSraem MEMORANDUM June 28, 1974 TO: CITY MANAGER FROM: Don Agatep, Planning Department Subject: Covington-Coninmark SP 102, CT 73-1 The Planning Commission was given a report on the proposed redesign of the Covington-Coninmark project. An explanation of the purpose of the redesigning was given by the Planning Director, to the effect that density had been reduced from 14.7 DU/ac to 13.25 DU/ac. The redesign would also provide increased public access to the Agua Hedionda Lagoon. The Director also stated that the proposed redesign would meet the goals and policies of the Open Space and Conservation Element. After discussion by the Planning Commission, the Commission moved the following report be given to the City Council: (1) The Planning Commission is not, in agreement with the redesign of the Covington-Coninmark project. It is the Planning Commission's opinion that the density should be 10 dwelling units per acre maximum. The Planning Commission has recently recommended to the City Council the proposed revised Land Use Element which recommends a density range of 4-10 dwelling units, therefore, if a redesign is to be accomplished, the re- design program should meet the density recommendation forwarded fay the Planning Commission. (2) An alternative to the above recommendation, if the City Council elects to proceed with the Covington-Coninmark project, (SP-102, CT 73-1), prior to the adoption of the revised LandUse Element, the Planning Commission recommends that the City Council adopt Exhibit A, SP-102 revised June 18, 1974. It is recommended that the adoption be subject to the amendments proposed by Staff and Applicant in the report to the City Manager dated May 14, 1974. Donald A. Agatep \ \ PLANNING DIRECTOR DAA/vb DATE: JULY 2, 1974 TO: MAYOR AND COUNCIL FROM: City Manager SUBJECT: AGENDA BILL 1054 COVINGTON - CONINMARK SP 102, CT 73-1 The attached is an addition to the above noted agenda bill to be included in your agenda packet. D. Bt City Manager PDB:ldg Att. MEMORANDUM July 26, 1974 TO: CITY MANAGER AND CITY ATTORNEY FROM: DON A. AGATEP SUBJECT: POINT HEDIONDA AGENDA BILL #1054 COVINGTON - CONINMARK This matter was continued from the July 2 meeting. As of this date there is no change in the comments or contents of the Agenda Bill. Donald Planning Director attachments NOTICE OF PROPOSED ENVIRONMENTAL IMPACT REPORT HEARING NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad v/i 11 hold a public hearing on" , _> 7:30 P.M., in the City.Council Chambers, 1200 Elm Avenue, Carlsbad, California, to consider a Final ' Environmental Impact Report, submitted by g£L on property located for a __ type project^ on the following described property: A««wj'' Publish: CARLSBAD CITY PLANNING COMMISSION NOTICE OF PROPOSED ZONE CHANGE AND SPECIFIC PLAN NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad, California will hold a Public Hearing on February 13, 1973 at 7:30 P.M., in the Council Chambers, 1200 Elm Avenue, Carlsbad, California, to consider the following matters: CASE NO. ZC-101 CASE NO. SP-102 - Applications filed by COVINGTON-CONINMARK, requesting a change of zone from R-l (15000) to PC (Planned Community) and requesting approval of a Specific Plan to develop a condominium complex consisting of 52 one-bedroom, 64 two-bedroom and 74 three-bedroom ;units for a total of 190 dwelling units on 12.9 acres of land, generally located on the south side of Adams Street, east of Hoover Street,(a more specific description of the property is on file with the Planning Department). Those persons desiring to comment on this proposed Zone Change and Specific Plan are cordially invited to attend the Public Hearing. CARLSBAD PLANNING COMMISSION PUBLISH: Feb. 1, 1973