HomeMy WebLinkAboutZC 313; Snug Harbor; Zone Change (ZC)LAND USE PLANNING APPLICATION
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CD Tentative Tract Map DConditional Use Permit
D Major Planned Unit Development DVariance
D Master Plan CUPlanning Commission Determination
n Major Redevelopment Permit DSpecial Use Permit
(D Minor Redevelopment Permit QStructure Relocation
D Precise Development Plan QMajor Condominium Permit
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Assessors Parcel Number
Zone General Plan
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Existing Land Use
Proposed Zone Proposed General Plan Site Acreage
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Owner
Name (Print or Type)
Mailing Address
City and State Zip Telephone
I CERTIFY THAT I AM THE LEGAL OWER AND
THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
SIGNATURE DATE
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Applicant
Name (Print or Type)
Mailing Address
City and State Zip Telephone
I CERTIFY THAT I AM THE OWNER'S REPRESENTATIVE
AND THAT ALL THE ABOVE INFORMATION IS TRDE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
SIGNATURE DATE
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MAP
CASE NO.:
APPLICANT:
REQUEST:
DATE RECEIVED:/p-fat.
(Lfc r- „
ENVIECMMENTAL
EXEMPT OR EXCEPTED:
Posted:
Filed:
Prior Compliance: 1-11- %S"Published:
Filed:
NEGATIVE DECIARATICN:
Posted:Published:
ENVIRONMENTAL IMPACT REPORT:
Notice of
Preparation:
Notice of
Completion:
Notice of Determination:
Notice of
Determination:
PLANNING COMMISSION
1. Date of Hearing:
2. Publication:X- ) i-
3. Notice to Property Owners:
4. Resolution No. y^
(Continued to; "o--v>4-
5. Appeal:
Date:
CITY COUNCIL
1. Date of Hearing:
2. Notices to City Clerk:
3. Agenda Bill:
4. Resolution No.
5. Ordinance No.
Date:_
Date:
CORRESPONDENCE
Staff Report to Applicant:
Resolution to Applicant;
ACTION:
ACTION:
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will
hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad,
California, at 6:00 p.m. on Wednesday, January 23, 1985, to consider approval of
a Zone Change from R-1-15,000 to R-T, Residential-Tourist and a Specific Plan to
establish land uses and development standards on property generally located on
the south side of Harrison Street and Adams Street between 1-5 and Hoover Street
and more particularly described as:
Lots 1, 2, 3, Block A, Bella Vista according to Map thereof No. 2152,
filed in the Office of the County Recorder and a portion of Block C of
a resubdivision of Tract 238 of Thum Lands according to Map thereof
No. 2103.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing. If you have any questions please call the Land Use Planning
Office at 438-5591.
CASE FILE: GPA/LU 84-10/ZC-313/SP-197
APPLICANT: CITY OF CARLSBAD
PUBLISH: January 12, 1985
CITY OF CARLSBAD PLANNING mMMTSSTON ^ . . . «.LOCATION MAP
SNUG HARBOR ZC-313
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will
hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad,
California, at 7:00 p.m. on Wednesday, August 22, 1984, to consider approval of
a General Plan Amendment, Zone Change and an amendment to the Agua Hedionda Land
Use Plan to create a combination district (RC, Wl) with corresponding zoning
(R-T), other land use categories (RLM) and other zoning (CT-Q, RLM and RD-M)
will be considered on property generally located south of Harrison Street
between Interstate 5 and Hoover Street and more particularly described as:
Lots 1, 2, 3, Block A, Bella Vista according to Map thereof No. 2152,
filed in the Office of the County Recorder and a portion of Block C of
a resubdivision of Tract 238 of Thum Lands according to Map thereof
No. 2103.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing. If you have any questions please call the Land Use Planning
Office at 438-5591.
CASE FILE: GPA/LU 84-10/ZC-313/AHLUP 84-1
APPLICANT: City of Carlsbad
PUBLISH: August 11, 1984
CITY OF CARLSBAD PLANNING COMMISSION
TAMARACK
R-1-15,000
to R-T
(RC to RC/RM
OS-ZONING
(OS)-GENERAL PLAN
SNUG HARBOR
AHLUP 84-1
ZC-313
GPA/LU 84-H
NOTICE OF PUBLIC HEAP7TV.
GPA/LU B4-10/2C-313/5P-197/AHLUP(A) 85-1
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a
continued public hearing at the City Council Chambers, 1200 Elm Avenue,
Carlsbad, California, at 6:00 p.m. on Tuesday, March 19, 1985, to consider an
application for a General Plan Amendment to change the land use from Pecreation
Commercial to Low Medium Density or Medium Density Residential, an application
for a Zone Change from P-l-15,000 and, Residential-Tourist to either R-l,
R-l-10,000, R-1-15,COO or RD-M, a Specific Plan to establish land uses and
development standards, and an amendment to the Agua Hedionda Land Use Plan to
change the designation from Recreation Commercial to Residential (0-4 or 4-10
du/ac) on property generally located on the south side of Harrison Street and
Adams Street between 1-5 and Hoover Street and more particularly described as:
Lots 1, 2, 3, Block A, Bella Vista according to Map thereof No. 2152,
filed in the Office of the County Recorder and a portion of Block C of
a resubdivision of Tract 238 of Thum Lands according to Map thereof
No. 2103..
If you challenge the (nature of the proposed action) in court, you may be
limited to raising only those issues you or someone else raised at the public
hearing described in this notice, or in written correspondence delivered to the
City of Carlsbad at or prior to the public hearing.
APPLICANT:
PUBLISH:
City of Carlsbad
March 9, 1985 CARLSBAD CITY COUNCIL
X HARBOR VIEW
SITE
I
ZC-313/SP-197
AHLUP(A) 85-1
GPA/LU 84-10
NOTICE OF PUBLIC MEETING
PROPERTY OWNERS/RESIDENTS, SNUG HARBOR AREA
As you may be aware, the City of Carlsbad Planning Commission has
directed the staff to work with the property owners and residents
of the Snug Harbor area (as shown below) in establishing a
specific plan for land use. A public workshop will be held on
Thursday, December 13, 1984, in the Council Chambers, 1200 Elm
Avenue, Carlsbad, to discuss your ideas and some additional ideas
to be presented by staff. The meeting will begin at 6:00 P.M.
We hope that you can attend. For further information please
contact Charlie Grimm in the Land Use Planning Office, at (619)
438-5591 .
SITE
STAFF REPORT
DATE: February 14, 1985
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: ZC-313/SP-197 - CITY OF CARLSBAD - SNUG HARBOR -
Proposed Zone Change from R-1-15,000 to R-T and a
Specific Plan on property generally located on the south
side of Harrison Street and Adams Street between
Interstate 5 and Hoover Street.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
Nos. 2411 and 2412, recommending APPROVAL of ZC-313 and SP-197,
based on the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The project is a proposed zone change from R-1-15,000 to the R-T,
Residential-Tourist Zone, and adoption of a specific plan for the
Snug Harbor area, located as described above. Approximately 4.8
acres are involved in the proposed rezoning and 11 acres in the
entire Snug Harbor Specific Plan area.
This project was first considered at the Planning Commission
meeting of January 23, 1985. The Specific Plan was referred back
to staff for revisions. As requested, staff has made
modifications to the building height restrictions. Modifications
have also been made to setbacks from Hoover Street as well as
from area boundaries to allow greater flexibility.
The attached Specific Plan reflects these revisions.
Modifications to the Plan are underlined for reference.
Excerpts from the Agua Hedionda Land Use Plan, contained in the
Specific Plan, are highlighted in yellow in the Commission's
packets.
ATTACHMENTS
1) Revised Exhibit X, SP-197
2) Planning Commission Resolution Nos. 2411 and 2412
3) Staff Report, dated January 23, 1985
CDN:bn
1/29/85
SNUG HARBOR
SPECIFIC PLAN
SP-197
CITY OF CARLSBAD
EXHIBIT X
JANUARY 23, 1985
TABLE OF CONTENTS
SNUG HARBOR SPECIFIC PLAN
PAGE
I. INTRODUCTION 1
A. Purpose 1
B. Location 1
C. General Plan and Zoning 1
II. LAUD USE 2
A. General Development Concept 2
B. Special Use Permit Required 2
C. Exceptions 2
D. General Development Standards 3
1. Public Access 3
2. Landscaping 4
3. Lot Coverage 4
4. Signs 4
Wall Signs 5
5. Storage 5
6. Walls and Fences 5
7. Lighting 5
8. Roof Appurtenances 5
9. Trash Enclosures 6
10. Loading Areas 6
11. Parking 6
E. Specific Development Standards 6
1. Area 1 6
a. Permitted Uses - Area 1 6
b. Development Standards - Area 1 7
1. Building Setbacks 7
2. Permitted Intrusions 8
3. Building Height - Area 1 R
2. Area 2 " 8
a. Permitted Uses - Area 2 8
b. Development Standards - Area 2 9
1. Building Setbacks 9
2. Permitted Intrusions 9
3. Building Height 9
3. Area 3 9
a. Permitted Uses - Area 3 10
b. Development Standards - Area 3 10
1. Building Setbacks 10
2. Permitted Intrusions 11
3. Building Height 12
4. Area 4 12
a. Permitted Uses - Area 4 12
b. Development Standards - Area 4 12
1. Building Setbacks 12
TABLE OF CONTENT S( CONTINUED)
SNUG HARBOR SPECIFIC PLAN
2. Permitted Intrusions 13
3. Building Height 13
III. CIRCULATION 13
IV. ARCHITECTURE 14
V. GRADING, VEGETATION AND EROSION CONTROL 14
A. GRADING GUIDELINES 15
B. GRADING MITIGATION AND EROSION CONTROL 15
C. SIGNIFICANT VEGETATION 16
EXHIBITS
Exhibit A PROJECT LOCATION
Exhibit B PLANNING AREAS
Exhibit C PUBLIC ACCESS
Exhibit D CIRCULATION
I. INTRODUCTION
A. Purpose
The purpose of this Specific Plan is to provide guidelines for
the comprehensive development of the area known as Snug Harbor.
The land use graphics and development standards contained within
the Specific Plan will serve to supplement the City's goals and
objectives, ensure integrated development, protect adjacent
residential land uses, and implement adopted coastal policies for
this area.
This Specific Plan is adopted pursuant to the provisions of
California Government Code Sections 65450 et. seq. and of the
Land Use Element of the City of Carlsbad General Plan. The Agua
Hedionda Land Use Area is identified as a Special Treatment Area
by the Land Use Element which provides for use of specific plans
to ... "Ensure that comprehensive planning and appropriate
safeguards are included in the development", Page 33(14).
The subject property is included in the Agua Hedionda Land Use
Plan, adopted by the City in May, 1982. This Specific Plan is
intended to implement the Agua Hedionda Land Use Plan and the
City General Plan. The Snug Harbor Specific Plan incorporates
and supplements the guidelines and regulations of the Aaua
Hedionda plan and further defines development standards to attain
their respective goals and objectives.
The Specific Plan sets standards for development and does not
provide a guarantee of approval for future discretionary acts or
projects within its boundaries. The permitted uses, development
standards and environmental considerations contained in this plan
may be more stringent than those found in the underlyina zoning.
Therefore, the provisions of this plan shall take precedence over
the underlying zone. The provisions of the underlying zone shall
apply to subjects not covered in this plan. Where conflict may
exist between this specific plan and the underlying zone, the
most restrictive shall prevail.
B. Location
The subject property is approximately 11 acres in size and is
located on the north side of the Agua Hedionda Lagoon; the south
side of Harrison Street and Adams Street; west of Interstate 5
and east of Hoover Street (Please see Exhibit A).
C. General Plan and Zoning
The site is designated in the Land Use Element of the General
Plan as RC, Recreational Commercial. Zoning of the property is
R-T, Residential Tourist.
PROJECT LOCATION
EXHIBIT A
SITE
II. LAND USE
A. General Development Concept
The Snug Harbor Specific Plan provides for existing uses and
comprehensive future development. The Specific Plan offers a
blend of potential recreation-oriented uses matched ho areas of
greatest suitability. For the purposes of this plan, Snug
Harbor has been divided into four planning areas based on
topography, viewsheds and relationships to surrounding
properties (Please see Exhibit B). In this fashion, the
Specific Plan provides land use guidelines to ensure an
integration of recreation/tourist opportunities with minimal
disruption of the existing neighborhood and impact on the
lagoon. The development provisions and policies of the Agua
Hedionda Land Use Plan are incorporated into this Specific Plan.
Permitted residential and hotel densities are expressed in terras
of ranges for each planning area. Criteria used for establishing
specific density shall include site design, land use and
architectural compatibility, amenities provided, slope of
land, availability of public facilities, impact on circulation
system, soil stability, flood plain protection, and preservation
of unique and desirable natural resources.
Nothing in this Specific Plan shall be construed as releasing
the subject properties f ro n the obigations of receiving a
Coastal Development Permit. Such permit mush he obtained prior
to development of any property included in this plan.
B. Special Use Permit Required
Unless specifically exempted from the permit requirement pursuant
to Section II(C) of this Plan, no permit or other entitlement
shall be issued for any use, permitted by this Specific Plan, nor
.shall any such use be established until a Special Use Permit has
been issued pursuant to Chapter 21.40 of the Carlsbad Municipal
Code. This review shall specifically address the requested use,
its compatibility with the intended site and its compatibility
with this Specific Plan.
C. Exceptions
The following uses are excepted from the special use permit
requirements:
1. Minor modification or alteration of existing structures
or buildings which involves new land coverage of: less
than two hundred square feet and does not increase the
height of the existing structure;
-2-
PLANNING AREAS
EXHIBIT B
HARBORVIEW LN
CAPE AIRE LN
AQUA HEDIONOA LAGOON
2. The repair or reconstruction of an existing non-
conforming structure that is destroyed by fire or other
disaster to no more than fifty percent of the
structure's original value.
D. General Development: Standards
It is the intent of this section to provide the maximum
opportunity for creative site planning and building design while
ensuring compatible integration of uses and protection of
viewsheds, public access and recreational opportunities.
To this end, both general and specific development standards are
contained in this Specific Plan. All property within the Snug
Harbor Specific Plan area must comply with all general
development standards. Land Uses and precise development
standards, for each of the four planning areas, are also
specified based on the unique characteristics of each of the
areas. Permitted land uses and required development standards,
by area, follow the general development standards.
1 . Public Access
Developed property shall provide public access to the
Agua Hedionda Lagoon, as shown on Exhibit C. Access is
generally referred to as lateral (along the shoreline)
and vertical (access from a public road or easement to
the shoreline). All accessways shall be designed to
enhance recreational use, and should include adequate
open spaces for light and air, adequate signing,
inviting design, and provision of adequate buffer areas
and buffer landscaping to minimize conflicts with
adjacent private property.
All lateral public access easements shall be at least 25
feet in width landward of the mean high tide line,
unless infeasible due to extreme topographic limitation.
The portion of the easement which is actually developed
for access purposes may be less than the complete 25-
foot width, provided that the developed area is
sufficient to reasonably accommodate anticipated access
demand.
All vertical pedestrian access easements shall be a
minimum of 10 feet in width. Combination
bicycle/pedestrian easements shall be a minimum 25 feet
in width.
Routes adjacent to undeveloped properties shall be
offered for dedication and constructed at the expense of
the developer at the time of development. All public
_ 3—
PUBLIC ACCESS
EXHIBIT C
HARBORVIEW LN
CAPE AIRE LN
AQUA HEDIONDA LAGOON
Illllll BICYCLE ROUTE
Z««PEDESTRIAN TRAIL
use areas shall be clearly identified through a uniform
signing program. Signs or other devices on public or
private property which might deter use of public access
areas are prohibited.
2. Landscaping
All landscaping shall comply with the City landscape
guidelines manual. All landscaped areas shall be
planted with a combination of trees, shrubs and
groundcover. All landscaped areas shall be served by a
permanent irrigation system including bubblers or
sprinklers. Prior to approval of a building permit,
each applicant shall submit a landscape and irrigation
plan Tor the approval of the Land Use Planning Manager.
All approved landscaping and improvements shall be
installed prior to occupancy of any building.
All setback areas shall be planted with plant species
consistent A?ith the landscape guidelines manual.
Variations in ground plane by use of undulating Bounding
is encouraged to screen parking areas and to enhance the
landscaping and building architecture.
A minimum of ten percent of that portion of the site
devoted to uncovered parking shall be landscaped.
Landscaping shall be designed to offer relief from the
monotony of rows of parked cars, and i;o create an
overhead canopy. A minimum of one fifteen-gallon tree
per five parking stalls is required in the parking area.
All exposed parking areas sh^ll be screened with
landscaping, contouring and mounding.
Adams Street is designated as a scenic roadway.
Development adjacent to Adams Street shall maintain a
20-foot landscaped buffer between the street and parking
areas or structures.
3. Lot Coverage
All buildings, including accessory buildings and
structures, shall not cover more than sixty percent of
the area of the lot.
4. Signs
Any signs proposed for the existing or future
development shall comply with Chapter 21.41 of the
Carlsbad Municipal Code and shall be reviewed and
approved by the Land Use Planning Manager prior to
installation. All signs shall be designed to minimize
intrusion on the Agua Hedionda and freeway viewshed.
-A-
Each of the three major accesses, as shown on Exhibit C,
may be permitted one freestanding monument sign,
provided that the entry accesses a commercial facility.
The maximum height of each sign shall be four feet with
a maximum sign area of twenty square feet. This sign
shall identify the area, shall not be freeway oriented
nor identify any individual uses within Snug Harbor. No
other freestanding signs shall be permitted.
Wall Signs
Residential uses shall be limited to a total sign area
of twenty square feet. These signs may not be freeway
oriented. Commercial uses shall be permitted a total
sign area equal to ten percent of the largest building
face. No single sign shall exceed 100 sq. ft. in size
nor shall any single building face contain in excess of
100 sq. ft. of total sign area, except that freeway and
lagoon oriented building faces may not contain in excess
of 50 sq. ft.
5. Storage
Outdoor storage, of boats and similar recreational
equipment only, may be considered with appropriate
fencing, screening and landscaping. No other outdoor
storage will be permitted.
6. Walls and Fences
Walls and fences up to a height of six feet are
permitted except that no wall or fence shall be erected
in any setback area in excess of forty-two inches.
7. Lighting
All exterior lighting shall be designed to avoid direct
or indirect glare to any off-site properties, public
rights-of-way, and the Agua Hedionda Lagoon.
8. Roof Appurtenances
All roof appurtenances, including air conditioners,
shall be architecturally integrated and shielded from
view and the sound buffered from adjacent properties and
streets, to the satisfaction of the Land Use Planning
Manaqer.
-5-
9. Trash Enclosures
Trash receptacle areas shall be enclosed by a six foot
high masonry wall with gates pursuant to City
standards.
10. Loading Areas
All loading areas shall be oriented and/or screened so
as to be unobtrusive from the adjacent streets,
properties or lagoon.
11. Parking
Offstreet parking shall be provided in accordance with
Section 21.44.130 of the Carlsbad Municipal Code, except
that parking for hotels shall be provided at a ratio of
1.2 parking spaces for each hotel room.
E. SPECIFIC DEVBL.OPMEHT STAHDARDS
Each of the four planning areas are characterized by unique
topography, viewsheds and development potentials. It is the
intent of this section to establish guidelines, individually
suited to each area, to enhance natural resources and
recreational opportunities while minimizing the intrusion on
surrounding properties and the lagoon ecosystem.
Specific permitted land uses and development standards, by area
(please see Exhibit B), are as follows:
1. Area 1
Area 1 has been traditionally associated with commercial
boating and watersport activities. Area 1, approxi-
mately 1.9 acres in size, is considered to be the lower
harbor area, south of the approximate 20* contour, as
shown on Exhibit B.
a. Permitted Uses - Area 1
Within Area 1, the following uses only may be
permitted subject to all provisions of this plan:
Restaurant;
Sporting and Athletic Clubs;
Museums and Aquariums;
Parks, Playgrounds and Beaches;
Recreation Related Schools;
-6-
Any public or private recreation facility such as
beaches, bathhouses, boat rides, boat launching and
docking facilties, games of skill, incidental
refreshment facilities, on-sale alcoholic beverages
and off-sale beer uses as an adjunct to another
business on the same lot, commercial uses accessory
to recreation such as sporting goods shops, boat
storage facilities, boat part shops, boat repair
facilties and bait sales;
Public or private commercial parking lots, the lot
must be improved as required in Chapter 21.44, of
Carlsbad Municipal Code, subject to additional
reasonable and necessary requirements to protect
adjacent uses;
Campgrounds.
b. Development Standards - Area 1
1. Building Setbacks
The Planning Commission may allow some
flexibility in required setbacks to
accommodate good design or reasonable use
of property, when alterations of such
setbacks will not have a detrimental"
impact on surrounding properties.
From public shoreline use areas
All portions of any structure shall be
setback, from the point nearest any pubic
uses or access area, a distance equivalent
to twice the height of the structure above
finished grade. This restriction shall
apply to any structure proposed within
100' of any access easement or other
public recreational use area.
From public or private roadways
All structures shall be setback, from the
point nearest the edge of improvements of
any public or private roadway, a minimum
of 20';
From any property line
All structures shall be setback a minimum
of 10' from any property line;
From Interstate 5
All structures shall be setback a minimum
of 20' from the Interstate 5 riqht-of-
way.
-7-
From planning area boundary
All structures shall be setback a minimum
of 20' from any planning area boundary,
(as shown on Exhibit B) , except that a
project which constitutes a permitted use
in multiple planning areas may cross
those planning area boundaries without
providing the required setback, and that
a comprehensive project, involving more
than one planning area, may be allowed to
reduce setbacks provided that the uses
are compatibleT
2. Permitted Intrusions
The following improvements shall be
specifically permitted within the required
setback areas:
Walks;
Landscaping;
Planters, Architectural Fences or Walls;
Approved parking areas to within 15" of a
public use area, 10' of a public or private
roadway, 51 of any property line, 10' of
1-5 and 10' of any planning area boundary.
3. Building Height - Area 1
No building shall be constructed to exceed 35'
in height.
2. Area 2
Area 2, as shown on Exhibit B, is the vacant upper bluff
area, north of the 20' contour and west and south of the
extension of Harrison Street. This area is approxi-
mately 1.7 acres in size and relates most closely
to property designated for multiple-family development
to the north.
a. Permitted Uses - Area 2
Within Area 2, the following uses only may be
permitted subject to all provisions of this plan:
Destination Hotel (not to exceed a density of 30
units/ac);
Residential Uses (with a density range of 10-20
du's/ac);
Restaurant (not to exceed 4,000 sq. ft.);
-8-
b. Development Standards - Area 2
1. Building Setbacks
The Planning Commission may allow some
flexibility in required setbacks to
accommodate good design or reasonable use
of property, when alterations of such
setbacks will not have a detrimental
impact on surrounding properties.
From northerly property line
All structures shall be setback a minimum
of 10' from the northerly property line;
From public or private roadway
All structures shall be setback, from the
point nearest the edge of improvements of
any public or private roadway, a minimum
of 20';
From Interstate 5
All structures shall be setback a minimum
of 20' from the westerly property line
shared with Interstate ^;
From slope
All structures shall be setback a minimum
of 15' from the top of slope,
approximately defined as the 20' contour.
2. Permitted Intrusions
The following improvements shall be
specifically permitted within the required
setback areas:
Walks;
Landscaping;
Planters, Architectural Fences or Walls;
Approved parking areas to within 10" of a
public or private roadway and 10" of
Interstate 5.
3. Building Height
No building shall be constructed greater than
two-stories or to exceed 25' in height.
3. Area 3
Area 3 is largely vacant, approximately 4.1 acres in
size and currently occupied by two single-family homes.
Area 3, as shown on Exhibit B, is defined as the
property east of the southerly extension of Harrison
Street, west to and including the stand of Eucalyptus
trees and south of Harrison Street.
a. Permitted Uses - Area 3
Within Area 3, the following uses only are
permitted subject to all provisions of this plan:
Restaurant (not to exceed 4,000 sq. ft.);
Sporting and Athletic Clubs;
Museums and Aquariums;
Parks, Playgrounds and Beaches;
Recreation Related Schools;
Any public or private recreation facility such as
beaches, bathhouses, boat rides, boat launching and
docking facilities, games of skill, incidental
refreshment facilities, on-sale alcoholic beverages
and off-sale beer uses as an adjunct to another
business on the same lot, commercial uses accessory
to recreation to recreation such as sporting goods
shopes, boat storage facilities, boat part shops,
boat repair facilities and bait sales;
Public or private commercial parking lots, said lot
must be improved as required in Chapter 21.44 of the
Carlsbad Municipal Code, subject to additional
reasonable and necessary requirements to protect
adjacent uses;
Destination Hotel (not to exceed a density of 40
units/ac);
Residential Uses, when developed in conjunction with
an approved recreational commercial use or
subsequent to the establishment of a significant
recreational use in this planning area (not to
exceed a density of 10 du's/ac, excepting the
eastern most parcel of this planning area upon
which residential density may not exceed 4
du1s/ac).
b. Development Standards - Area 3
1. Building Setbacks
The Planning Commission may allow some
flexibility in required setbacks to
accommodate good design or reasonable use
of property, when alterations of such
setbacks will not have a detrimental
impact on surrounding properties.
From public use or access areas
All portions of any structure shall be
setback, from the point nearest any public
use or access area, a distance equivalent
-10-
to twice the height of the structure above
finished grade. This restriction shall
apply to any structure proposed within
100' of any access easement or other
public recreational use area.
From public or private roadways
All structures shall be setback, from the
point nearest the edge of improvements of
any public or private roadway, a minimum
of 20';
From planning area boundary
All structures shall be setback a minimum
of 20' from any planning area boundary,
(as shown on Exhibit B), except that a
project which constitutes a permitted use
Th planning areas 1 and 3 may cross that
planning area boundary without providing
t"he required setback, and that a compre"^'
hensive project, involving planning areas
1 and 3, may be allowed to reduce setbacks
provided that the uses are compatible.
From Property line
Allstructuresshall be setback a minimum
of 10' from any interior property line;
From Harrison Street and Adams Street
All structures shall be setback a minimum
of 20' from the edge of right-of-way of
Harrison Street and Adams Street.
2. Permitted Intrusions
The following improvements shall be
specifically permitted within the required
setback areas:
Walks;
Landscaping;
Planters, Architectural Fences or Walls;
Approved parking areas to within 15' of
public use area, 10' of a private roadway, 5'
of an interior property line and 10' of any
planning area boundary.
-1 1-
3. Building Height
No structure shall exceed 35' in height.
Further, no portion of any structure shall be
permitted to extend above the grade elevation
of Harrison Street or exceed the grade
elevation of Adams Street by more than 5 feet.
4. Area 4
Area 4, approximately 3.4 acres in size, is currently
vacant. Area 4, as shown on Exhibit B, is bounded to
the north by Adams Street, to the west by the
Eucalyptus Grove, to the east by Hoover Street and to
the south by the Agua Hedionda Lagoon. This area
relates most closely to adjoining property to the east,
currently vacant and designated for low-medium density
residential development, (0-4 du's/ac).
a. Permitted Uses - Area 4
Within Area 4, the following uses only may be
permitted subject to all provisions of this plan:
Destination Hotel (not to exceed a density of 20
units/ac);
Restaurant as an accessory use to destination
hotel;
Residential Uses (not to exceed a density of 4
du's/ac);
b. Development Standards - Area 4
1. Building Setbacks
The Planning Commission may allow some
flexibility in required setbacks to
accommodate good design or reasonable use
of property, when alterations of such~
Setbacks will not have a detrimental
impact on surrounding properties.
From public shoreline use areas
All portions of any structure shall be
setback, from the point nearest any public
use or access area, a distance equivalent
to twice the height of the structure
abovefinished grade. This restriction
shall apply to any structure proposed
within 100' of any access easement or
other public recreational use area.
-12-
CIRCULATION
EXHIBIT D
AQUA HEDIONOA LAGOON
HARBORVIEW LN
CAPE AIRE LN
From private roadways
Allstructures shallbe setback, from the
point nearest the edge of improvements of
any private roadway, a minimum of 20';
From Hoover Street
All structures shall be set back a minimum
of 20' from the edge of right-of-way of
Hoover Street;
From any property line
All structures shall be setback a minimum
of 10' from any property line;
From Adams Street
Allstructures shall be setback a minimum
of 20' from the edge of right-of-way of
Adams Street.
From planning area boundary
All structures shall be setback a minimum
of 20' from the planning area boundary
separating Areas 3 and 4.
2. Permitted Intrusions
The following improvements shall be specifically
permitted within the required setback areas:
Walks;
Landscaping;
Planters, Architectural Fences or Walls;
Approved parking areas to within 20' of a public
use area, 30' of Hoover Street, 10' of any other
public or private roadway, 5' of any property line
and 10' of the planning area boundary separating
Areas 3 and 4.
3. Building Height
No building shall be constructed greater than two-
stories or to exceed 25' in height. Further, no
portion of any structure shall be permitted to
exceed a building height in excess of 5' of the
grade elevation of Adams Street.
Ill . CIRCULATION
Vehicular access to Snug Harbor shall be limited to the points
of access illustrated on Exhibit D. No through connection, for
vehicular traffic, shall be permitted between access roads
except for emergency purposes. The locations shown are
schematic. The actual locations shall conform to City Standards
and Policies and shall meet the approval of the City Engineer.
-13-
Prior to approval of the first special use permit for any
development in the Snug Harbor Specific Plan Area, a circulation
plan for said area shall be approved by the City Engineer. The
following improvements shall be included in said circulation
plan:
a) Adams Street from Tamarack Avenue to Hoover Street.
b) The east/west reach of Harrison Street.
c) The north/south reach of Harrison Street.
d) Access to the planning areas of Snug Harbor.
Prior to issuance of the first Certificate of Occupancy for any
development in the Snug Harbor Specific Plan area the
improvements specified in the circulation plan for items (a) and
(b) of this section shall be completed to the satisfaction of the
City Engineer. Alternately, a mechanism to fund and construct
said improvements (a) and (b) shall be in place with a specific
construction schedule that meets the approval of the City
Engineer.
IV. ARCHITECTURE
Architecture within Snug Harbor shall be designed to de-
emphasize the commercial appearance of such uses. Colors,
materials and architectural style shall be chosen to be
compatible with traditional residential uses. Elevations,
materials and colors shall be reviewed as part of the Special
Use Permit review process.
The following architectural guidelines shall apply to all
development proposed in Snug Harbor:
Development shall be designed to "step down" in height, to
avoid casting shadows on shoreline areas and to produce a
perceived transition from open space areas to developed
areas; and
Architecture shall be designed to be compatible with nearby
existing residential development; and
Building forms shall be compatible with each other in
respect to architectural style, mass and building material;
and
Development shall strive for harmony with existing landforms
and natural site amenities.
V. GRADING, VEGETATION AMD EROSION CONTROL
Site grading shall be kept to a minimum with emphasis on
retention of natural landforms. No grading shall be approved
which results in a change in elevation greater than 10' except
for approved site access.
-14-
All grading and land alteration activities shall be subject to
the requirements of the Carlsbad Grading and Excavation
Ordinance and the provisions of the Master Drainage Plan.
Development on existing subdivided lots having all of their area
in slopes of 25% or greater shall be permitted, but grading
shall be limited to minimal site preparation for pole-type
footings. Driveway/parking areas shall be limited in size and
shall be restricted to an area adjacent to the local streets.
On-site vegetation shall not be disturbed beyond the minimal
area needed to be cleared for the construction process, which
shall be clearly delineated on approved site plans.
Development, grading and landform alteration in steep slope
areas (25%) shall be restricted. Exceptions may include
encroachments by roadway and utilities necessary to reach
developable areas.
A. GRADING GUIDELINES
The following guidelines shall be used in the preparation of
all grading plans:
Grading for building pads and roadways should be
accomplished in a manner that would maintain the
appearance of natural hillsides.
Innovative and varying siting techniques should be
utilized.
To avoid excessive grading, roadways should follow
natural contours where feasible.
B. GRADING MITIGATION AHD EROSIOH COHTROL
Additionally, grading permits in the plan area shall include
the following mitigation measures:
Coordination of grading activities with the local
precipitation pattern; grading restricted during rainy
season.
Avoidance of clearing operations in advance of grading.
Limit grading to the minimum area necessary to
accomplish the proposed development.
Construction of drainage facilities prior to or
concurrently with grading activities.
Grading of surfaces so as to direct runoff toward
planned drainages and, if possible, away from cut and
fill slopes.
-15-
Early planting and maintenance of ground cover suitable
for slope erosion control and maximum retention of
natural vegetation.
Development projects shall preserve, as feasible,
natural drainage swales and landforms.
Development projects shall provide for improvements
indicated in the Master Drainage Plan, and shall limit
the rate of runoff through the provision of on-site
catch basins, desilting basins, subsurface drains, and
similar improvements as necessary. Runoff shall be
controlled in such a way that the velocity and rate of
run-off leaving the site shall not exceed that of the
site in its natural state.
C. SIGBIFICAHT VEGETATIOH
The stand of Eucalyptus trees, dividing Areas 3 and 4, is
considered a significant natural resource of Snug Harbor. As
many trees as possible shall be retained to preserve the
character of the area and to provide buffer between Planning
Areas 3 and 4. Prior to any grading or development which
could effect tree removal, a master plan of all existing
trees on site shall be submitted as part of a Special Use
Permit application. All development shall be sited so as to
minimize the need for tree removal. Trees shall be retained
to provide a landscape screen between Planning Areas 3 and 4.
No tree removal or grading within 51 of the base of the trees
shall be permitted without the written approval of the Land
Use Planning Manager.
-16-
STAFF REPORT
DATE: January 23, 1985
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: ZC-313/SP-197 - CITY OF CARLSBAD - SNUG HARBOR -
Proposed Zone Change from R-1-15,000 to R-T and a
Specific Plan on property generally located on the
south side of Harrison Street and Adams Street between
Interstate 5 and Hoover Street.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
Nos. 2411 and 2412, recommending APPROVAL of ZC-313 and SP-197,
based on the findings and subject tothe conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The project is a proposed zone change from R-1-15,000 to the R-T,
Residential-Tourist Zone, and adoption of a specific plan for the
Snug Harbor area, located as described above. Approximately 4.8
acres are involved in the proposed rezoning and 11 acres in the
entire Snug Harbor Specific Plan area.
Currently, the majority of the Snug Harbor area is already zoned
R-T. This area is occupied by a small marina, a water sports
rental facility and two single family residences. The area
proposed for rezoning, from R-1-15,000 to R-T, is currently
vacant. All of the 11 acres associated with Snug Harbor are
included in the Specific Plan.
The project site is within the boundaries of the Agua Hedionda
Land Use Plan area. The Land Use Plan has been approved by the
Coastal Commission and was adopted by the City Council in May,
1982. As the Commission may recall, a general plan amendment was
approved later in 1982 revising several land use designations to
conform with the Plan. The area west of Hoover Street, south of
Adams Street and Harrison Avenue, was designated RC, Recreation
Commercial. Previously, only a portion of this area, the land
adjacent to 1-5, was indicated for Recreation Commercial
development. The balance of the property, the 4.8 acres, was
specified for RLM, Residential Low-Medium Density, 0-4 du's/ac.
Rezoning to C-T-Q (Tourist Commercial) of approximately 2 acres
was proposed in April 1984. At that time, based on consistency,
the Planning Commission recommended approval of the zone change
and adopted a Resolution of Intention to rezone the remaining
Snug Harbor property from R-T and R-1-15,000 to C-T-Q. The zone
change f.or the 2 acres was denied by the City Council in May,
1984. As a result Public Hearings were never held on the
remaining property.
In denying the requested zone change, the City Council expressed
the belief that the property might be better suited for
residential designations but directed staff to meet with affected
property owners to consider several different land use
alternatives. Since that time, representatives of the Land Use
Planning Of Floe rnet with interested property owners and
surrounding residents on several ocoassions. The attached
Specific Plan represents an attempt to balance th^ desires of the
property owners, the requirements of the Agua Hedionda Land Use
Plan and City Council direction with the unique resources of Snug
Harbor.
III.ANALYSIS - ZC-313
Planning Issues
1) Is that proposed zone change consistent with the Land
Use Element of the General Plan and the Agua Hedionda
Land Use Plan?
2)
3)
Discussion
Is the site physically suitable to accommodate uses
permitted in the proposed zone?
Would uses permitted by the proposed zone be compatible
with surrounding land use?
Staff believes that the R-T (Residential Tourist) zone, as
modified by the proposed Specific Plan, is the most appropriate
zone to implement the Recreation Commercial land use designation
of the General Plan and the intent of the Agua Hedionda Land Use
Plan. The RC category provides for commercial uses that are
primarily recreational in nature. These uses include activities
such as boat launching facilities, motels and restaurants.
Residential uses, with densities compatible with surrounding
uses, may also be permitted when the recreation area is part of
a larger planned community.
Staff believes that the R-T zone best implements the Recreational
Commercial designation while providing the flexibility to
consider limited residential uses. It is staff's opinion that
Snug Harbor is part of the larger community contained in the Agua
Hedionda Land Use Plan. As provided in the Specific Plan,
residential uses would be considered only in certain areas to
serve as transition or buffer uses to cfrect compatibility with
surrounding uses.
-2-
The R-T zone, as modified by the Specific Plan, would permit
uses traditionally associated with the Recreational Commercial
land use category and restrict residential uses to densities
compatible with those surrounding. The site is physically
suited to accommodate uses permitted in the zone. To further
ensure suitability of uses, the proposed Specific Plan divides
the Snug Harbor area, including the existing R-T property, into
four planning areas. Permitted uses are then matched to areas
based on topography, viewsheds and relationships to surrounding
properties.
The restriction of uses and special development standards,
contained in the Snug Harbor Specific Plan should ensure
compatibility of uses with surrounding properties.
Additionally, the Specific Plan requires approval of a special
use permit prior to any development. In this way, features such
as landscaping, setbacks and architecture can be modified to
adjust the requested use to others in the vicinity.
Overall, staff believes that the R-T zone is consistent with the
General Plan and Agua Hedionda Land Use Plan and that the
specific plan and special use permit process will ensure
suitability of the site to specific uses and compatibility with
surrounding land uses.
IV. ANALYSIS - SP-197
Planning Issue
1) Does the proposed specific plan provide adequate
development standards and restriction of uses to ensure
compatible integration of uses and high quality
development?
Discussion
The Snug Harbor Specific Plan provides for existing uses and
comprehensive future development. The Specific Plan offers a
blend of potential recreation-oriented uses matched to areas of
greatest suitability. For the purposes of this plan, Snug Harbor
has been divided into four planning areas based on topography,
viewsheds and relationships to surrounding properties (Please see
Exhibit B in Specific Plan). In this fashion, the Specific Plan
provides land use guidelines to ensure an integration of
recreation/tourist opportunities with minimal disruption of the
existing neighborhood and impact on the lagoon.
Area 1 is the existing lower harbor area, traditionally known as
Snug Harbor. Permitted uses in this area would include
recreation facilities, boat rentals and launching and accessory
uses, parks, beaches and restaurants. Specific setbacks from
the shoreline, in this and all areas, will protect public
access, as required in the Agua Hedionda Land Use Plan.
-3-
Area 2 is the vacant upper bluff area, above the harbor and just
west and south of the extension of Harrison Street. This
area relates most closely to property designated for multiple-
family development to the north. Permitted uses would be a
restaurant, destination hotel or residential development at a
density consistent with the adjoining property.
Area 3 is the area between the extension of Harrison Street and
the eastern boundary of the Eucalyptus grove. Staff believes
that this area could support a variety of uses and that
development would have the least potential impact on surrounding
properties. Consequently, Area 3 permits the greatest mix of
uses including recreation facilities, restaurants, hotels and
residential uses in conjunction with an approved recreational
use. Building height, in this area, could not project above the
elevation of Harrison Street or Adams Street. A provision also
requires the preservation of a substantial number of Eucalyptus
trees.
Area 4 is south of Adams Street, between Hoover Street and the
grove of Eucalyptus trees. This area identifies most closely
with surrounding property zoned R-1-15,000. Development in this
area has the greatest potential to impact adjacent property.
Uses in this area would be restricted to a low density
destination hotel ( 20 units/acre), or residential development at
a density of 0-4 du's/ac. Large setbacks would be required off
Hoover Street. Building height could not project above the
elevation of Adams Street.
In addition to land use and development standards by area, the
Specific Plan also establishes general restrictions for Snug
Harbor. The Specific Plan addresses provisions for public
access, grading, landscaping, architecture, signage and
circulation.
Potential traffic impacts were a large consideration in
development of this plan. Uses were chosen to enhance public
recreation opportunities while minimizing traffic impacts.
Accesses were selected to reduce traffic conflicts and
congestion. Approved access is illustrated on Exhibit "D" of
the Specific Plan.
Finally, the Specific Plan requires approval of a Special Use
Permit prior to any development or establishment of any use.
The special use permit would address the requested use,
architectural treatment, signage, landscaping and any other
conditions or regulations necessary to protect scenic resources.
Through use of the Specific Plan and Special Use Permit process,
staff believes that ultimate development of Snug Harbor will be
well integrated and provide numerous opportunities for public
recreation and enjoyment.
-4-
LOCATION MAP
SITE
SNUG HARBOR SP-197
BACKGROUND DATA SHEET
CASE NO: ZC-313/SP-197
APPLICANT: City of Carlsbad
REQUEST AND LOCATION: Zone Change from R-1-15,000 to P-T on approximately 4.8
acres and a Specific Plan on 11 acres on the south side of Harrison Street and
Adams Street, between Hoover Street and Interstate 5.
LEGAL DESCRIPTION: Lots 1, 2, and 3 of Block A of Bella Vista according to Map
thereof No. 2152, filed in the Office of the County Recorder March 7, 1929 and
a portion of Lots 10, 11 and 12 of Block C of the resubdivision of Tracts 238
and 243~of Thurn Lands~iccord.ing to Ma]p~EHereof No. 2103f filed in the Office of
the County Recorder. "APNT" 206-12CM6',17,18,19,21,28,29 & 36 and 206-171-03
Acres 11 Proposed No. of Lots/Units N/A
GENERAL PLAN AND ZONING
Land Use Designation PC
Density Allowed N/A Density Proposed
Existing Zone R-1-15,000 & R-T Proposed Zone R-T
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-1-15,000/R-T Marina/SFR/Water Sports Rental
North R-1-15 Vacant/SFRS
South OS Laqoon
East R-1-15 Vacant
West 1-5 Freeway
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated N/A
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other, Prior Compliance, dated January 17, 1985
DEVELOPMENTAL • SUP M 1200 ELM AVENUE
SERVICES m^W/JM CARLSBAD, CA 92008-1989W£3L**M
LAND USE PLANNING OFFICE >^jjjg^ <619>438'5591
Cttp of Cartebab
PUBLIC NOTICE OF PRIOR ENVIRONMENTAL COMPLIANCE
Please Take Notice:
The Land Use Planning Office has determined that the environmental
effects of the project described below have already been considered in
conjunction with previously certified environmental documents and,
therefore, no additional environmental review will be required and a
notice of determination will be filed.
Project Title: Snug Harbor.
Project Location: South side of Adams Street and Harrison Street,
between Hoover Street and Interstate 5.
Project Description: A Zone Change of 4.8 acres from R-1-15,000 to R-
T, Residential Tourist and a Specific Plan for 11 acres establishing
permitted uses and development standards.
Justification for this determination is on file in the Land Use
Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. Comments
from the public are invited. Please submit comments in writing to the
Land Use Planning Office within ten (10) days of date of publication.
Dated: January 17, 1985
MICHAEL J. "HQlZMII __
Case No: ZC-313/SP-197 Land Use Planning Manager
Applicant: City of Carlsbad
Publish Date: January 19, 1985
PC 1
EXHIBIT Z
FROM
R-1-15,00
to R-T
OS-ZONING
SNUG HARBOR ZC-313
SP-197