HomeMy WebLinkAbout1984-08-07; City Council; Resolution 76421
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RESOLUTION NO. 7642
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING "THE EL CAMINO
REAL CORRIDOR DEVELOPMENT STANDARDS".
The City Council of the City of Carlsbad, California,
does hereby resolve as follows:
1 . The Planning Commission has considered and recommends approval of the El Camino Real Corridor Study to the City Council
per Resolution No. 2234, as contained in Exhibit "A", dated February 8, 1984.
2. The standards of the El Camino Real Corridor Study will ensure the preservation of the scenic character of the El
Camino Real Corridor.
3. The City Council has provided for the implementation of the El Camino Real Corridor Study by the adoption of ZCA-169 and ZC-293.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California, held on the
1984, by the following vote, to
wit:
AYES : Council Pkrnkers Casler, Iewis, Kulchin, Chick and Prescott
I MARY H./CASLER, Mayor
ATTEST :
ALETHA L. RAUTENKRANZ, City Cprk
(SEAL)
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EL CAMINO REAL CORRIDOR STUDY
Prepared by
City of Carlsbad
Exhibit "A"
February 8, 1984
I. INTENT AND PURPOSE
The intent and purpose of the El Camino Real Corridor
Development Standards is to maintain and enhance the appearance of the El Camino Real roadway area. These standards reflect the
existence of certain identified characteristics which the City considers worthy of preservation. This document is intended to further the goals of the Land Use and Scenic Highways Elements of the General Plan in their objective of preservina unique city
resources as they relate to highways.
The standards reflect both a general design concept for the entire length of the 126-foot wide El Camino Real right-of-way, as well as development restrictions for private properties fronting on the roadway.
Standards for the area within the right-of-way reflect an
intention to provide an easily-identifiable homogenous corridor, with a single design concept that motorists will recognize from
any point along the route. As a result of their obvious relationship with the roadway, private properties fronting El Camino Real are also subject to development restrictions . These private property areas contain varied topography, diverse countryside views, and several different land uses. The development standards (Section IV of this report) have been divided into five sub-areas, capitalizing on the existing desirable characteristics of each.
Although each subarea indicates predominant land uses within
that subarea, this study is not intended to indicate that additional uses similar to those will be approved. The purpose of this study is to provide standards for scenic and aesthetic enhancement, not to indicate land uses.
11. DESIGN GUIDELINES
Emphasis shall be placed on retaining the natural topography
adjacent to the roadway. Minimal cut or fill will be allowed for development that does not detract from the existing identified
characteristics. Grading will not be allowed to create more "visible" development along the roadway. Contour grading should be employed along the corridor. This will help to retain the natural rolling hillside qualities.
Intersections and access points shall be minimized along the
corridor. Such roadways should be designed in conformance with the City's Engineering Department Design Standards.
111. DEVELOPMENT STANDARDS - RIGHT-OF-WAY CORRIDOR
The general concept for the corridor within the public right-of- way shall be maintained by the following standards:
A.
B.
C.
D.
IV.
Landscaping - as designated for El Camino Real in the
Arterial Streetscape Themes section of the City's Landscape Guidelines Manual.
1. Theme tree : London Plain
2. Support tree : Eucalyptus Species Pine Species Cajaput Tree 3. Median tree : Brisban Box
London Plain
4. Entry tree : Red Flowering Gum
5. Median texture : Random Cobble
6. Median color : La Crescenta Brown
Street Lighting - one style for entire corridor.
1. Should be readily attainable, serviceable and compatible with various structural styles.
2. Spacina should be variable depending on adjacent
land use and sub-area.
City street signs and other public signs shall be
common for entire corridor.
Street furniture shall be the same for the entire corridor and no on-bench ads will be permitted.
DEVELOPMENT STANDARDS - PRIVATE FRONTAGE
The area subject to these standards, including all lots fronting
the roadway, northern to southern city limits shall be -
- 300 feet deep for upslope areas (5' higher than street
grade)
- 500 feet deep for downslope areas (5' lower than street grade)
- 400 feet deep for at grade areas (within 5' of street
level)
Lots that do not have actual frontage on El Camino Real are not subject to these standards.
A. AREA 1: Highway 78 to Elm Avenue: Because of
topography and existing development patterns, the area
contains a predominance of commercial/office uses.
Views from the roadway are generally narrow because of
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the upslopes are designed
this roadway
within this area. The following standards to maintain and enhance the appearance of
sect ion:
1.
2. 3.
4.
5.
6.
7.
Design Theme : Median Breaks : Sidewalks
Signs
Building Height:
Grading
Setback from roadway (ROW
boundary )
Old California/Hispanic.
Only at major intersections. City standard - entire length-
both sides of street. Wall signs only: wood: externally lighted. Maximum 35 feet from pad grade, City's adopted formula for measuring building height.
No cut or fill exceeding 15 feet from original grade. Earthwork outside the setback may exceed this amount in isolated areas, as a result of extreme, localized topographic conditions, or for the provision of public streets. The Land Use Planning Manager and City Engineer together may grant a variance to this section if they make the four findings identified in Section V of these
standards .
Non-residential: Minimum 15- feet. If building area is upslope, structures must be set
back at least 15 additional feet from top of slope/bank.
Residential:
from ROW or Minimum 15-feet from top of slope, whichever is greater. -Downslope - Minimum 45-feet from Row or Minimum 15-feet
from toe of slope, whichever is greater. At grade - Minimum 30-feet from ROW. Some method of screening must be incorporated into this setback subject to the approval
of the Land Use Planning Manager which can include earth berms, decorative walls, or heavy landscaping, or a combination of the three. In no case can a 6 foot wall or parking area encroach closer than 25 feet of the Right-of- Way .
-Upslope - Minimum 40-feet
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c) Driveways may be included in
the setback area. Buildings and parking spaces may not.
8. Street Furni-
ture (non-ROW): 1 style of wrought-iron, or wood,
Spacing : City standard.
ment : If structures are downslope, or
or a combination. 9. Street Light
10. Roof Equip-
can be seen from adjacent developed (or potentially developable) areas, no roof
equipment shall be visible.
B. AREA 2: Elm Avenue to the south boundary of the 20 unit
mobilehome park: This section is predominated by residential uses (single family and multiple). Because
of the Woodbine and Carlsbad Palisades developments, there is a good setback and landscaped pattern established. The following standards will serve to preserve this character:
1.
2. 3.
4.
6.
Design Theme :
Median Breaks : Sidewalks
Signs
Building Height:
Grading
Setback from roadway (ROW boundary)
Suburban residential.
Only at major intersections. City standard entire length - both sides of street. Wall signs only; wood, externally lighted; metal/plastic
internal/external lighting. Maximum 35 feet from pad grade using City's adopted formula for measuring building height.
No cut or fill exceeding 10' from original grade. Earthwork outside the setback may exceed this amount in isolated areas, as a result of extreme, localized topographic conditions or for the provision of public streets. The Land Use Planning Manager and City Engineer together may grant a variance to this section if they make the four
findings identified in Section V of these standards.
a) Non-residential: Minimum 25
b) Residential. foot landscaped area.
ROW or Minimum 15 feet from top of slope. Whichever is greater.
-Upslope - Minimum 40 feet from
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-Downslope - Minimum 45 feet from ROW or Minimum 15 feet from toe of slope whichever is greater . -At grade - Minimum 30 feet
from ROW.
Some method of screening must be incorporated into this setback subject to the approval of the Land Use Planning Manager which can include earth
berms, decorative walls, or heavy landscaping, or a
combination of the three. In no case can a 6 foot wall or parking area encroach closer than 25 feet of the Right-of- Way .
c) Driveways may be included in
the setback area. Buildings and parking spaces may not.
8. Street Furni- ture (non-ROW) : Any contemporary type: wood,
concrete or combination. 9, Street Light
10. Roof Equip- Spacing : City standard.
ment : If structures are downslope, or can be seen from adjacent developed (or potentially developable) areas no roof
equipment shall be visible.
C, AREA 3: South boundary of the 20 unit mobilehome park to the Fox Property (top of crest): This area is not extensively developed currently. Generally, low intensity residential uses are shown on the land use map of the General Plan. TOp~~jraphiCally, the area lends itself to expansive views of the Agua Hedionda flood plain, hills, valleys and agricultural areas. There are
a number of stands of mature eucalyptus trees alonq the way. This section is definitely the most rural area along the roadway. The following standards are designed to preserve this appearance:
1. Design Theme : Rural residential.
2. Median Breaks : Only at major intersections. 3. Sidewalks : None adjacent to street, They may be provided in individual
developments on the interior side of the minimum setback.
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4. Signs
5.
6. Grading
7.
: Wall signs only; wood, externally lighted. College Avenue commmercial site allowed a free- standing monument sign not to
exceed 6 feet high, 12 feet long, or 50 sq. ft. in area. Building Height: Areas upslope, downslope (less than 15 feet) and at grade (in relation to El Camino Real):
a) Within 100 feet of El Camino Real ROW: 15 feet high, measured from pad elevation. b) 100 to 200 feet from El Camino Real ROW: 25 feet high, measured from pad elevation. c) 200 to 300 feet from El Camino Real ROW: 35 feet high, measured from pad elevation.
: No cut or fill exceeding 10 feet from original grade. Earthwork outside the setback may exceed this amount in isolated areas, as a result of extreme, localized conditions, or for the provision of public streets. The Land Use Planning Manager and City Engineer together may grant variance to this section if they make the four findings identified in Section V of these standards. Setback from
roadway (ROW boundary ) : a) Non-residential:
-Upslope - Minimum 45 feet from ROW or Minimum 15 feet from top of slope whichever is greater.
-Downslope - Minimum 55 feet from ROW or Minimum 15 feet from toe of slope whichever is greater.
from ROW
-At Grade - Minimum 60 feet
b) Residential:
-Upslope - Minimum 45 feet from ROW or
Minimum 15 feet from top of slope whichever is greater. -Downslope - Minimum 55 feet from ROW or Minimum 15 feet from toe of slope whichever is greater . -At Grade - Minimum 60 feet.
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is
Some method of screening must be incorporated into this setback subject to the approval of the Land Use Planning
Manager which can include earth berms, decorative walls, or
heavy landscaping, or a combination of the three. In no case can a 6 foot wall or parking area encroach closer
than 25 feet of the Right-of-
Way.
e) Driveways may be included in
the setback area, Buildings
and parking spaces may not,
8. Street Furni-
90 Street Light
ture : Wood only
Spacing : Double distance between poles from
City standard.
ment : If structures are downslope, or
can be seen from adjacent developed (or potentially developable) areas, no roof
equipment shall be visible.
10. Roof Equip-
D. AREA 4: Fox Property (top of crest) to Sunfresh Rose
Company: Research facilities, business parks and the airport dominate this central portion of the City.
Topographically the area is essentially a plateau, with the surrounding land falling away. Views are not as
well defined as Area 3. However, high structures close to the roadway could create a tunnel effect. The area should have a first rate business/research/service complex image. There will undoubtedly be varied architectural styles, as evidenced by the existing Daniels Cable T.V. facilities and the Koll Pavilion, across the street from each other. The one common characteristic that melds the various components of a corridor like Area 4 is a "campus" look. The following
standards are intended to create this appearance:
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1.
2,
3.
4.
5.
6.
7.
8.
9.
Design Theme :
Median Breaks :
Sidewalks .
Signs
Building Height:
Grading
Setback from roadway (ROW boundary)
Street Furni- ture (non-ROW) :
Street Light Spacing
Planned "campus type" research, business, service center. In addition to major
intersections, there may be a need for breaks south of Palomar Airport Road to accommodate businesses in the Palomar Airport
Business Park. As determined by staff at time of adjacent development,
Free standing monument, not to exceed 5 feet above street grade, and 24 sq. ft, in area. Maximum of 35 feet from pad grade, using City's adopted formula for measuring building height, No cut or fill exceeding 15' from
original grade. Earthwork outside the setback may exceed this amount in isolated areas, as a result of extreme, localized topographic conditions, or for the provision of public streets. The Land Use Planning Manager and City Engineer together may grant a variance to this section if they make the four findings identified in Section V of these standards.
a) Upslope: Minimum 30 feet, b) Downslope: Minimum 30 feet.
c) At grade: Minimum 30 feet, Some method of screening must be incorporated into this setback subject to the
approval of the Land Use Planning Manager which can include earth berms, decorative walls, or heavy landscaping, or a combination
of the three. In no case can
a 6 foot wall or parking area encroach closer than 25 feet of the Right-of-Way. d) Driveways may be included in the setback area. Building and parking may not.
As appropriate to match adjacent development.
City standard.
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E.
10. Roof Equip- ment : If structures are downslope, or
can be seen from adjacent developed (or potentially developable) areas, no roof equipment shall be visible.
AREA 5: Sunfresh Rose to Olivenhain Road: In addition
to being the longest of the five segments, this portion contains the most diverse land uses and expansive views. The area is dominated by the La Costa development, which includes various residential, commercial, office and
visitor serving land uses. The topography offers views of the surrounding hills and valleys. Batiquitos Lagoon is a predominant physical feature along a major portion of the roadway. Much of the existing development reflects an "Old California/Hispanic" architectural theme, which the following standards are intended to preserve:
1. Design Theme :
2. Median Breaks :
3. Sidewalks
4. Signs
.
5. Building Height:
6. Grading .
7. Setback from roadway (ROW :
Old California/Hispanic
In addition to major intersections there may be
justification for breaks north of Alga Road and south of La Costa Avenue (recognizing the entrance to the La Costa resort). As determined by staff at time of
adjacent development. Free standing monument, not to exceed 7 feet above street grade, 12 feetlong; materials: wood E, stucco only. Wall signs: wood only .
Maximum of 35 feet from pad grade using the City's adopted formula for measuring building height.. No cut or fill exceeding 10' from original grade. Earthwork outside the setback may exceed this amount in isolated areas, as a result of
extreme, localized topographic conditions, or for the provision of public streets. The Land Use
Planning Manager and City Engineer together may grant a variance to this section if they make the four
findings identified in Section V of these standards .
a) Upslope: Minimum 40 feet from ROW or
Minimum 15 feet from toe of slope whichever is greater.
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b) Downslope: Minimum 45 feet from ROW or Minimum 15 feet from toe of slope whichever is greater, c) At grade: Minimum 30 feet.
Some method of screening must
be incorporated into this
setback subject to the
approval of the Land Use
Planning Manager which can
include earth berms, decorative walls, or heavy landscaping, or a combination
of the three. In no case can a
6 foot wall or parking area
encroach closer than 25 feet of
the Right-of-way,
d) Driveways may be included in the setback area. Buildings and parking spaces may not. 8. Street Furni- ture non-ROW : Wrought iron, or wood, or a comb-
Spacing : City standard.
ment : If structures are downslope, or
i na t ion. 9. Street Light
10. Roof Equip-
can be seen from adjacent developed (or potentially
developable) areas, no roof
equipment shall be visible .
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V. DEVIATIONS TO STANDARDS
It is the intent of these standards to serve as specific
guidelines to development along the El Camino Real Corridor. Where practical application of these standards is not feasible and not in the best interest of good planning practices,
deviations to these standards may be approved by the Planning Commission. In approving such deviations, the Planning Commission shall make the following findings:
a) compliance with a particular standard is infeasible for a
particular project, b) that the scenic qualities of the corridor will continue to
be maintained if the standard is not fulfilled, c) that the project will not have an adverse impact on
traffic safety, and d) that the project is designed so as to meet the intent of the scenic preservation overlay zone.
Any action of the Planning Commission may be appealed to the City Council .
VI . EXCEPTIONS
Existing developed areas along El Camino Real shall be exempt from the standards established here, unless intensification of
development occurs. Changes in signing and/or landscaping shall not be exempt. The standards established here shall also not effect areas with building permits or valid site plan approvals from the City.
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CIW F CARLSBAD - AGENDVILL
I
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ATG. 6/19/84
IEPT. PLN
EL CAMIN0 REX, OORRIDOR SZUDY
ZCA-169/ZC-293 - CITY OF CARtSBAD
DEPT. HD.-M&~
CITY ArrY
CITY MOR.
RECOMMENDED ACTION:
It is recamended that the City Council IKlFOlNCE Ordinance No.
ADOPT City Council Resolution No.
APPROVING ZCA-169, lNTR3DUCE Ordinance No. 8 WP"G ZC-2d3 and .
ITFM EXPLANATION
This item includes three actions:
1) ~n amendment to the scenic preservation zone incorporating a provision for scenic corridor studies;
2) A zone change to overlay the scenic corridor zone along El Canino Real; and
3) The adoption of a scenic corridor study for El Camino Real.
As a pint of background, at a joint mrkshop held in February of 1983, the
Planning Conmission and City Council directed staff to develop standards fbr lots fronting on El C&no Real. The intent was to maintain the scenic status
of El Cdno Real. A study was campleted and adopted in concept by the City
Council in August, 1983. The Council then directed staff to prepare an
ordinance to implent these standards which is before you tonight.
The El Camino Real Scenic Corridor Study includes developmnt standards for all properties fronting on El Camino Real. The study divides El Camino Real into 5 subareas. Each subarea has a design theme and separate development standards including signs, building height, grading, setbacks and street furniture.
Some projects previously approved on El Camino Real db mt met the ~aroposed standards. Staff believes these projects tend to diminish the scenic quality of
El Camino Real and that the proposed standards are necessary to preserve the scenic quality of this prime arterial.
At the Planning Cdssion hearing, the Cannission nodifid the standards to allow mre flexibility in the grading standards and in the setback standards. Overall, the Planning Carrpnission and staff are satisfied that these standards will enhance the appearance of El Camino Real.
The Land Use Planning Manager has determined that this project will not cause any significant environmental inpacts and, therefore, has issued a Negative Declaration, dated Novenber 1, 1983, which was approved by the Planning Conmission on May 9, 1984. A copy of the environmental documents is on file in
the Land Use Planning Office.
Page 2 of Agenda Bill #
FISCAL ,IMPACT
Adoption of the El Camino Real Corridor Study will not create any fiscal impacts.
EXHIBITS
1.
2.
3.
4. 5.
6.
7.
8.
9.
Location Map
City Council Resolution No. Exhibit "A", dated February 8, 1984
PC Resolution No. 2232
FC Resolution No. 2233
FC Resolution No. 2234 Staff Report, dated May 9, 1984, w/attachmnt
City Council Ordinance No. (ZCA-169) City Council Ordinance No. ( ZC-29 3 )
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PLANNING COMMISSION RESOLUTION NO. 2232
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE CODE AMENDMENT, AMENDING TITLE 21, CHAPTER 21.40 OF THE CARLSBAD MUNICIPAL CODE, BY THE ADDITION OF SECTIONS
21.40.010(5), 21.40.045, 21.40.115, AND 21.40.117, TO INCORPORATE SCENIC CORRIDOR STUDIES INTO THE SCENIC PRESERVATION OVERLAY ZONE.
APPLICANT: CITY OF CARLSBAD CASE NO.: ZCA-169
WHEREAS, the Planning Commisson -did, on the 28th day of
March, 1984 and on the 9th day of May, 1984, hold a duly noticed
public hearing as prescribed by law to consider said request; and
I WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Zone Code Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of ZCA-169, according to Exhibit
"A", dated March 28, 1984, attached hereto and made a part hereof, based on the following findings:
Findings:
1) This amendment will provide guidelines to promote certain arterials as identifiable corridors.
2) This amendment will help preserve areas of the city that provide unique or aesthetically pleasing resources, along certain art er i a1 s .
3) This amendment will promote public safety on certain arterials of the city.
4) This amendment will provide development regulations to preserve scenic corridors.
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5) This project w not cause any significant environmental impacts and a Negative Declaration has been issued
by the Land Use Planning Manager on November 1, 1983 and
approved by the Planning Commission on March 28, 1984.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 9th of May, 1984, by the following vote, to wit:
AYES: Chairman Rombotis, Co&issioners Rawlins, Schlehuber , Marcus , Farrow and Smith.
NOES : None.
ABSENT: None .
ABSTAIN: None.
ATTEST:
JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSION
LAND USE PLANNING MANAGER
PC RES0 NO. 2232 -2-
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ias been filed with the City of Carlsbad, -and referred to tile
?lanning Commission; and
WHEREAS, said application constitutes a request as
?rovided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 28th day of
Yarch, 1984 and on the 9th day of May, 1984, hold a duly noticed
?ublic hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
fiesiring to be heard, said Commission considered all factors
relating to the Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of ZC-293 to the City Council, based on the following findings:
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PLANNING COMMISSION RESOLUTION NO. 2233
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF PLACING THE SCENIC PRESERVATION (S-P) OVERLAY ZONE ON ALL PROPERTY WITH
FRONTAGE ALONG EL CAMINO REAL,
APPLICANT: CITY OF CARLSBAD CASE NO: ZC-293
WHEREAS, a verified application for rezone
Findings :
1) This overlay zone on properties fronting on El Camino Real will provide development guidelines consistent with the city's goals to preserve unique or aesthetically pleasing resources
along El Camino Real.
Camino Real,
2) This overlay zoning will help provide for public safety on El
3) This overlay zoning is consistent with the city's goal to prdmote El Camino Real as an identifiable scenic corridor,
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This overlay zone will not affect the land uses allowed by
existing underlying zones.
That the area subject to this overlay zone shall be all lots
fronting on El Camino Real, northern to southern city limits a follows. All measurements are to be calculated from the front property line (adjacent to El Camino Real right-of-way) toward
the rear property line:
A) 300 feet deep for upslope areas (higher than street
B) 500 feet deep for downslope areas (lower than street
C) 400 feet deep for at-grade areas (street level)
grade)
grade)
This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Use Planning Manager on November 1, 1983 and
approved by the Planning Commission on March 28, 1984.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 9th day of May, 1984, by the following vote, to wit:
Schlehuber , Marcus , Farrow and Smith. AYES: Chairman Rombotis, Commissioners Rawlins,
NOES : None .
ABSENT: None .
ABSTAIN: None.
JERRY ROMBOTIS, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HmZMILm z
LAND USE PLANNING MANAGER
PC RES0 NO. 2233 -2-
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PLANNING COMMISSION RESOLUTION NO. 2234
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF "THE EL CAMINO REAL CORRIDOR DEVELOPMENT STANDARDS" DATED
FEBRUARY 8, 1984. APPLICANT: CITY OF CARLSBAD
WHEREAS, the Planning Commission did on the 28th day of
March, 1984 and on the 9th day of May, 1984, hold a duly noticed
public hearing as prescribed by law to consider adoption of "The E:
Camino Real Corridor Standards", dated February 8, 1984, in
conformance with the requirement of Section 21.40.045 of the
Carlsbad Municipal Code; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the adoption of said study; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, th Commission recommends ADOPTION of "The El Camino Real Corridor Development Standards" Study, dated February 8, 1984 based on the following findings:
Findings:
That adoption of the guidelines enumerated in this document is consistent with the intent and purpose of the scenic preservation overlay zone .
That this document contains a set of development guidelines
which are appropriate for the El Camino Real Corridor, because they will serve to guide development in a manner that is consistent with City goals and objectives.
That adoption of this document is consistent with the Land Use and Scenic Highways Elements of the General Plan and the
Carlsbad Municipal Code.
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4) This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Use Planning Manager on November 1, 1983 and approved by the Planning Commission on March 28, 1984.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 9th
1_ ATTEST:
day of May, 1984, by the following vote, to wit:
AYES: Chairman Rombotis, Commissioners Rawlins, Schlehuber , Marcus, Farrow and Smith .
NOES : None .
ABSENT: None.
ABSTAIN: None .
JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSION
MICHAEL J. HaZMILLM LAND USE PLANNING MANAGER
PC RES0 NO. 2234 -2-
STAFF REPORT
DATE :
TO:
FROM :
SUBJECT :
I.
May 9, 1984
Planning Commission
Land Use Planning Office
ZCA-169/ZC-293 - CITY OF CARLSBAD - An amendment to the
zoning ordinance to incorporate scenic corridor studies into the scenic preservation overlay zone, to place this zone on properties with frontage along El Camino Real, and to adopt "El Camino Real Development Standards".
RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution Nos. 2232, 2233 and 2234 recommending APPROVAL nA-169/ZC-293 to the City Council, based on the finaings contained therein.
11. DISCUSSION
This item was continued from the March 28, 1984 Planning
Commission meeting to allow staff to revise the El Camino Real corridor standards based on several concerns brought up by the Commission. The specific concerns were as follows:
A) Grading - The Planning Commission indicated its desire
to see more flexibility given to applicants regarding grading on El Camino Real. The Commission suggested
giving the Land Use Planning Manager and City Engineer the authority to deviate from the standards if site
constraints warranted such deviation. Staff has
revised the standards to grant this authority.
B) Berming and Setbacks - The Commission believed that the
berming requirements were too strict and that the standards were not clear as to what features would be allowed in the setback areas. Staff has revised the standards to allow a combination of berming, landscaping and fencing to be used to meet the screening requirements. The area that must be entirely
landscaped is the area within 25 feet of the right-of-
way. The remainder of the setback can contain fencing, landscaping or berming. Driveways also may be located in the remaining area if properly screened from El
Camino Real.
C)
Overall,
Deviations to Standards - The Planning Commission believed that the deviations to the standards should be made more clear in the document. Staff has added a separate section which indicates the findings to be
made when deviations are granted. Also, staff believes the Planning Commission, instead of the City Council, should be the final decision maker for deviations to
the standards. This change has also been made to the
document.
staff has incorporated all the changes. as indicated by the Planning Commission so, therefore, staff- is recommending - approval of ZCA-169 and ZC-293.
ATTACHMENTS
1) Staff Report, dated March 28, 1984, with attachments
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STAFF REPORT
DATE : March 28, 1984
TO ; Planning Commission
FROM : Land Use Planning Office
SUBJECT: ZCA-169/ZC-293 - CITY OF CARLSBAD - An amendment to the
zoning ordinance to incorporate scenic corridor studies into the scenic preservation overlay zone, to place this zone on properties with frontage along El Camino Real, and to adopt "El Camino Real Development Standards".
I. RECOMMENDATION
It is recommended that the Planning Commission approve the
Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution Nos. 2232, 2233 and 2234 recommending APPROVAL ofA-169/ZC-293 to the City Council, based on the findings contained therein.
I1 . BACKGROUND
In February, 1983, at a joint meeting of the Planning Commission and City Council, the future of the El Camino Real Corridor was discussed. The consensus was that development standards for lots fronting on this corridor should not be determined on a case by case basis, without corridor-wide guidelines. Several individual issues were discussed, including setbacks, grading standards, architectural motifs and walls.
As a result of this workshop, the City's Research and Analysis
Group drafted the "El Camino Real Corridor Standards" study, which has been reviewed by staff and was approved, in concept, by the Planning Commission and City Council in July and August of last year. The City Council directed the Land Use Planning staff to put these guidelines into resolution form for their further review.
As a result, before you is a zone code amendment which allows for this and future corridor studies to employ the scenic
preservation overlay zone. This zone was intended to set guidelines to preserve scenic or unique areas of the city. Through the attached zone change, all properties with frontage along El Camino Real would acquire scenic preservation overlay zoning over that portion of their property as defined in the "El Camino Real Corridor Standards" (attached Exhibit *"A"). Since it is an overlay zone only, no changes to existing underlying zoning would result.
The "El Camino Real Corridor Standards" is the first such
document for a transportation corridor in Carlsbad. There are a number of potential scenic corridors which may require specific
development guidelines. The zone code revision is proposed so that standards may be readily adopted for these corridors, through an approved corridor study. The "El Camino Real Corridor Development Standards" document recommended by staff is a direct result of the Research and Analysis Group study. The document is attached as Exhibit "A".
DISCUSSION
The "El Camino Real Corridor Development Standards" establishes a framework of review for the corridor. This framework is a result of staff observations about the corridor as it presently exists, research into existing city policies regarding its development, and identification of future problem areas. Observations from the study include:
1) There are a variety of views of countryside and land uses, with varying topography.
2) The corridor is not one homogeneous corridor, but a combination of subareas.
3) There are varying visual impacts depending upon the height of adjacent property.
4) There are a variety of development/view areas:
A. Urban/narrow (e.g. 78 to Chestnut).
3. Rural/expansive (e.g. Country Store to North Koll). C. Industrial/office/commercial/mixed (e.g. Koll area). D. Urban/expansive (e.g. La Costa area).
5) There are a variety of architectural styles.
6) There are a variety of structural types, generally not exceeding two stories. Some structures appear to be higher because of up-slope elevation.
In addition, there are a number of City policies and standards
which apply specifically to El Camino Real. These include the Circulation and Scenic Highways Elements of the General Plan, the City Landscape Guidelines, and the City's Street Design Criteria. Appropriate sections of these documents have been incorporated into the recommended standards.
On the basis of these observations, several conclusions can be drawn:
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It would be inappropriate to classify or standardize the El
Camino Real corridor as one unit. There are a number of sub- areas along the roadway. Together, these sub-areas comprise the El Camino Real corridor.
Existing standards and policies call for detailed studies to
be completed which address many aspects of future development along the highway.
There will be increasing demand for businesses to orient
along the roadway. This will result in demand for increased requests for: structures close to the roadway; signs, and intersections. As development increases, the tendency will
be for slower travel time, and more restricted and standardized views.
If development occurs without the application of standards for El Camino Real, the corridor will not maintain or capitalize on the characteristics that are now considered desirable.
a result of these conclusions, staff is recommending the. adoption of the "El Camino Real Corridor Standards", attached
Exhibit "A" . These standards recognize the existing features and qualities of the corridor, and assume they are desirable to
maintain as development occurs. The standards provide a method of preserving or enhancing them.
The standards reflect both a general design concept for the
entire length of the El Camino right-of-way, as well as development restrictions for private properties fronting the roadway. The roadway corridor (including private frontage) is divided into five subareas, each reflecting standards intended to preserve and enhance existing desirable characteristics. These standards include setback, height, sign area, and other restrictions. It is intended that these standards be followed
unless the City Council finds that practical difficulties, unnecessary hardships, or results inconsistent with the intent of
the scenic corridor zone is found to exist on a specific
development proposal.
111. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, issued a Negative Declaration on November 1, 1983.
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Attachments
1) Planning Commission Resolution No. 2232
2) Exhibit "A", dated March 28, 1984
3) Planning Commission Resolution Nos. 2233 and 2234. 4) Exhibit "A" to City Council Resolution No. I dated
5) Location Map 6) Environmental Documents
February 8, 1984
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