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HomeMy WebLinkAbout2002-02-20; Planning Commission; ; MP 177DD|CUP 01-22|HDP 01-07|CDP 01-31 - ZONE 19 PARKinc City of (AflLBAD Pifiuinhig Depailnieli A REPORT TO THE PLANNING COMMISSION Item No. () Application complete date: N/A P.C. AGENDA OF: February 20, 2002 Project Planner: Elaine Blackburn Project Engineer: Jeremy Riddle SUBJECT: MP 177(DD)/CUP 01-22/111W 01-07/CDP 01-31 - ZONE 19 PARK - Request for a Minor Master Plan Amendment to the Aviara Master Plan for Planning Area 32 and a Conditional Use Permit, Hillside Development Permit, and Coastal Development Permit, and addendum to the EIA Part II to develop a community park on a site located at the northern terminus of Ambrosia Lane within Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5108 ADOPTING a Mitigated Negative Declaration, and Addendum, and a Mitigation Monitoring and Reporting Program and ADOPT Planning Commission Resolution No. 5156 APPROVING MP 177(DD) and ADOPT Planning Commission Resolutions No. 5109, 5110, and 5111 APPROVING CUP 01-22, l]DP 01-07, and CDP 01-31 based upon the findings and subject to the conditions contained therein. H. INTRODUCTION The project involves the City's development of a park in Planning Area 32 of the Aviara Master Plan located at the northern terminus of Ambrosia Lane at Poinsettia Lane. The proposed project would include a 17,768-square foot community building, a maintenance building, restrooms and storage area, ball fields for softball and soccer, basketball courts, a picnic area, and a tot lot. The proposed project complies with all applicable regulations and development standards with the exception of building height, for which a Minor Master Plan Amendment is being requested. With the inclusion of the requested Minor Master Plan Amendment there are no unresolved planning issues. If the Planning Commission chooses to approve the requested actions, the Minor Master Plan Amendment (MP 177(DD)) would need to be approved first, prior to approving the remaining permits, in order to preserve consistency with the Master Plan. ifi. PROJECT DESCRIPTION AND BACKGROUND Site Description The project site is a 25-acre parcel located at the northern terminus of Ambrosia Lane. The site is an irregularly-shaped mesa, the top of which is relatively level. There are steep slopes and a canyon drainage to the north. The northern slopes are steeper than 1:1. Elevations on the site range from 208 feet above Mean Sea Level (MSL) in a canyon bottom at the northern end of the site to 326 feet above MSL in the mesa area. Much of the mesa area was previously used to grow flowers. The site contains unpaved roads and a buried irrigation system for the flower- growing operation. The slope areas include both native and non-native vegetation. Existing 0 MP 177(DD)/CUP 01-22/P 0I-07/CDP 01-31 -ZONE 19 PARR February 20, 2002 Page 2 drainage basins are partially draining to all sides of the site, with the majority of the site flowing to the north. The project site has Open Space General Plan and P-C (Planned Community) zoning with an underlying 0-S (Open Space) zoning designation and is currently undeveloped. There is existing development located to the north, south and east. Canyon and open space areas exist to the west of the site. The areas to the north, east, and west of the project site are outside of the Aviara Master Plan. Only the area to the south of the project site is within the Master Plan area. The area to the north of the site has a P1 (Planned Industrial) and OS (Open Space) General Plan designation and P-M (Planned Industrial) zoning and is developed with an industrial park. The area to the east of the project site has a General Plan designation of RM (Medium Density Residential) and RD-M (Residential Density-Multiple) zoning. Development in this area is residential. The area to the west of the project site has an RLM and OS (Low—Medium Density Residential and Open Space) General Plan designation and R-1-Q/0-S (single family and open space) zoning. This area is generally open space. The areas to the south of the project site include Planning Areas (PA) 19, 20, and 32B. PA 19 (on the east side of Ambrosia Lane north of Poinsettia Lane) has an RMIH General Plan designation and P-C zoning. This area is developed with residential uses. PA 20 (east of Ambrosia Lane and south of Poinsettia Lane) has an RH General Plan designation and P- C zoning. This area is also developed with residential uses. PA 32B (west of Ambrosia Lane and south of Poinsettia Lane) has an RM General Plan designation and P-C zoning. This area is the location of the recently approved Daybreak Church, currently under construction. Project Description The proposed project is a public park which would consist of several structures and outdoor recreation areas. Proposed structures include a community building (17,768 square feet), a maintenance building (1,200 square feet), two restroom buildings (625 square feet), and a storage room (approximately 400 square feet) attached to one of the restrooms. The community building would contain a multi-purpose room, activity room, senior family room, meeting room (which can be curtained off into two smaller rooms), a kitchen, and various storage and office areas for staff use. This park has been designed to accommodate special events (e.g., weddings). Thus, special attention has been given to the placement, design, and architecture of the community building. The proposed grading will be terraced between the use areas, dropping down from west to east. The proposed community building would be on the northwestern edge of the mesa. This location places the building as far away from surrounding residential uses as possible and at the high point of the site (322' elevation). The large multi-purpose room would be located in the northwestern portion of the community building to take advantage of the scenic views available. The building also incorporates several terraces to further utilize this scenic opportunity. The community building would be of Spanish/Mediterranean design consistent with the prevailing architectural themes in the surrounding residential areas. Outdoor recreational areas include a baseball field, two soccer fields, two basketball courts, a tot lot, and a picnic area. Parking is provided in two locations: one adjacent to the community building and the soccer fields and another adjacent to the baseball fields, tot lot and picnic area. The project would require 261 parking spaces and would provide 270, thereby meeting and exceeding all parking requirements. (See Section IV. B. of this report for a detailed discussion of parking.) MP 177(DD)/CUP 01-22/P 01-07/CDP 01-31 - ZONE 19 PARR February 20, 2002 Page 3 The park will include various types of exterior lighting. Lighting for parking areas would be on 25-foot high standards. The baseball field lighting would incorporate 60-foot high and 70-foot high light standards. The soccer field would incorporate 80-foot high light standards. All lighting would be focused and shielded to minimize light spillage onto neighboring residences and sensitive vegetation. Lights for the playing fields will be turned off at 10:00 p.m. with the exception that one bank of lights for each field could be left on for 5-10 minutes to allow safe exiting from the fields. The proposed project incorporates walls and fencing in several locations. A 6-foot high landscaped block wall would be placed along the edges of the parking areas on the southeast portion of the project to reduce visual and light impacts to the residences to the east and south of the project site. The existing chain link fence on the east side of the site will remain in place. The project plans provide the opportunity for a gate in this area if the neighboring homeowners in Poinsettia Hills would like to provide one. The proposed park project does not include the gate. Black vinyl-coated chain link fencing would be used in several areas to minimize accidental intrusion into the sensitive habitat areas. This fencing would be from 3½ to 6 feet high in various areas along the northern and western portions of the site. The soccer and baseball fields would include black vinyl-coated perimeter fencing. The community building would incorporate a terraced edge wall on the west and north sides, and the maintenance building would incorporate a screening wall. Finally, a 10-foot high retaining wall would be necessary at the toe of a slope in the northeastern corner of the site. This would be a flexible plantable wall. Some chain link or other fencing may be required around the proposed dentention basin. Public vehicular access to the park would be from Ambrosia Lane. The existing cul-de-sac terminus of Ambrosia Lane would be eliminated and the street would transition to a driveway into the park. This access point is as originally anticipated for the project and shown on the exhibits in the approved Aviara Master Plan. Access to the maintenance building would be from a right-in/right-out only driveway connecting directly to Poinsettia Lane. Direct property access to a major arterial (i.e., Poinsettia Lane) is typically prohibited or limited. In this case, the direct access point would be for maintenance vehicles only. This would consist of one trip per week by the local waste hauler truck and approximately one trip per month for deliveries. Therefore, the proposed access locations and utilization are consistent with the City's intersection spacing policies and other applicable traffic/circulation standards. The right-of-way widths for Ambrosia Lane and Poinsettia Lane conform to City standards and no additional right-of-way dedications are required. No off-site improvements are required and no standards waivers are required. Water service to the project will be provided via a proposed on-site system that connects to an existing water main in Ambrosia Lane. Water easements will be granted to the Carlsbad Municipal Water District via separate documents to ensure access to proposed public facilities. Sewer lines to this project will gravity flow, via proposed on-site sewer laterals that connect to an existing sewer main system in Ambrosia Lane. Incorporation of detention basins on the site will ensure compliance with both the Coastal Zone runoff requirements and the latest regulations issued by the California Regional Water Quality Control Board. As stated above, grading for the project would result in terraced pads stepping down from west to east. The grading would be balanced on site. Some remedial grading would be required to stabilize an existing slope instability condition. (See Section IV. E. "Hillside Development Regulations" of this report for a detailed discussion of the proposed grading.) MP l77(DD)/CUP01-22/P 01-07/CDP01-31 -ZONE 19 PARK February 20, 2002 Page 4 Activities at this park would be subject to the same standards and regulations as are other City parks, including City Council Policy 28 and the City Recreation Department's "Facility Use Regulations." These regulations, along with standard park operating policies, would govern the times of activities and other considerations of use. Under these regulations organized outdoor activities would end at 10:00 p.m. week nights and weekend nights. Activities inside of the community facility could continue until 1:00 a.m. at the latest. Since this building could be used for weddings and similar activities, music (live and otherwise) would be allowed inside the building. However, music would not be allowed on the patio areas (on the north and west side of the building) after 10:00 p.m. There would be approximately two full-time staff members at the facility at most times. In addition, some specific conditions of approval regulating activities at the park have been included in Planning Commission Resolution No. 5109 (attached). "Jazz in the Park" will not be scheduled for this facility because there is no on-street overflow parking available for such events. Staff has, therefore, included a condition to this effect. The development of this park has been anticipated since the Aviara Master Plan was approved in 1987. The Master Plan included information about the development standards for the park and the general layout of and access to the park. (Exhibits were included in the Master Plan). In addition, purchasers of the neighboring properties (e.g., Brindisi and Poinsettia Hills) were notified of this information in the form of formal disclosures before they purchased their homes. There has also been a sign posted at the park's future entrance announcing the park and lighted fields. That sign has been in place since the Brindisi project opened for sale of units. More recently, the City held two public workshops to invite public input on the design of the Park through the development of the Zone 19 Park Master Plan. One workshop was held early in 2001 and another was held in early December, 2001. Invitations to these workshops were mailed out to owners of surrounding properties and were posted in both public libraries and at Stagecoach Park (the closest existing park to the project site). Copies of the Zone 19 Park Master Plan and related exhibits were posted at the libraries. The City received over 90 responses to this information. The Zone 19 Park Master Plan and the comments received were provided to the City Council. A third public meeting (with invitations to the surrounding property owners) was held at the Dove Library on December 19, 2001. IV. ANALYSIS The project is subject to the following regulations and requirements: A. Minor Master Plan Amendments (Chapter 21.38.120 of the Carlsbad Municipal Code); B. General Plan 0-S (Open Space) designation; C. Open-Space Zone and Conditional Use regulations (Chapters 21.33 and 21.42 of the Carlsbad Municipal Code); D. Aviara Master Plan (NIP 177) regulations; E. Hillside Development Permit regulations (Chapter 21.95 of the Carlsbad Municipal Code); MP 177(DD)/CUP 01-221!P 01-07/CDP 01-31 - ZONE 19 PARP February 20, 2002 Page 5 F. Coastal Development regulations for the Coastal Resource Protection Overlay Zone, and Coastal Resource Overlay Zone Mello I LCP Segment (Chapters 21.201, 21.203, and 21.205 of the Carlsbad Municipal Code); and, G. Growth Management regulations (Chapter 21.90 of the Carlsbad Municipal Code); The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. Minor Master Plan Amendment (Aviara Master Plan) The applicant is requesting an amendment to the Aviara Master Plan development standards for Planning Area 32 to increase the maximum height allowed on the site from 18' (under the current Master Plan) to the height normally allowed in the city's Open Space zones (25' plus any additional height allowed by approval of a conditional use permit (CUP)). This type of amendment is considered minor in nature pursuant to Section 21.38.120 of the Carlsbad Municipal Code and, thus, does not require a public hearing with official noticing to surrounding property owners and does not go on to City Council. However, since the amendment is directly related to the development permits for the project, staff has included the proposed amendment and the project permits in a single staff report rather than in two separate staff reports. If the Planning Commission chooses to approve all of the requested actions, it would be necessary to vote on the Minor Master Plan Amendment (MP 177(DD)) first, then approve the remaining permits (CUP, I{DP, CDP) as a separate second action. This would be necessary to preserve consistency with the Master Plan. (Note: The Master Plan Amendment application number, MP 177(DD), was also included in the hearing notice for the project to ensure full disclosure.) Several factors influenced staffs recommendation for approval of the proposed Master Plan Amendment: 1) the reason for the original 18' height limit, 2) a change in the City's building height definition (i.e., the way building height is measured), and 3) the normal height limit allowed in the 0-S (Open Space) Zones throughout the City and achieved by other City parks. 1. When the Aviara Master Plan was approved the document contained a building height limit of 18' for Planning Area 32 (the park site). This may have been the result of a lack of detailed plans for the ultimate park development or may have been simply an error in the text of the Master Plan. An 18' height limit for the park building would have been more restrictive than the height limit applied to any of the surrounding area development. The neighboring residential units have height limitations of from 24' (for flat roofs) to 30' (for pitched roofs). Typically, non- residential uses in the City have a height limit of 30' to 35' with additional height beyond 35' allowed under certain circumstances. Thus, a building height limit of 18' would have restricted the height of this park building beyond the restrictions of any other buildings in the vicinity and beyond other non-residential buildings in the City. Aside from such restrictions, an 18' height limit for a park gymnasium or other community building would have been impracticable. The heights of the gymnasiums/public use buildings in other City parks are just under 35'. (The gyms at Stagecoach and Calavera Parks are 34'8" in height.) The anticipated building height for the tournament tennis center at Poinsettia Park will probably be greater than 35' because of its special design needs. Staff believes that no reasonable size public gathering park building (a gym or a community building) could be built within an 18' height limit. MP 177(DD)/CUP 01-22T 01-07/CDP 01-31 —ZONE 19 PAR February 20, 2002 Page 6 2. The second factor is the definition of "building height". When the Aviara Master Plan was approved, building height in the City was a) measured to the mid-point of a structure and, b) was measured from a point 5' outside of the structure. (The Master Plan text incorporated a reference to the building height definition in the Municipal Code.) Later the building height definition in the Municipal Code was changed to a) measure building height to the peak of the roof and to b) measure the height from all points of the structure. As a result of this definition change, the allowed building heights in some of the planning areas in the Master Plan (including PA 32) were unintentionally lowered without consideration of the specific projects anticipated. 3. The City's 0-S (Open Space) Zones throughout the City allow a maximum height of 25' unless a greater height is approved by a conditional use permit (CUP) approved by the Planning Commission. 0-S zoning is the typical zoning assigned to park properties and parks require the approval of a CUP. As indicated above, other park buildings similar to the proposed structure (at Stagecoach and Calavera Parks) have been developed at a height of about 35' through approved CUP's. The maximum height of the proposed community building would be 32'3 1/z" at its peak (over the multi-purpose room). The remainder of the community building would be at a lower height, varying from 16' to 21'. The average of the various roof heights for the community building would be 17'2". Heights of the other proposed structures (restrooms and storage areas) are also under 18'. Based upon the above factors, staff believes the requested Minor Master Plan amendment is justified and that the resulting project would remain consistent with the approved Aviara Master Plan. B. General Plan 0-S (Open Space) Designation The proposed park use is consistent with the approved Aviara Master Plan. The approved Aviara Master Plan has already been found to be consistent with the City's General Plan. Therefore, a park use on the project site is consistent with the City's General Plan. C. 0-S (Open Space) Zoning and Conditional Uses Regulations The project site has P-C (Planned Community) zoning, as do all Master Plan areas. The Aviara Master Plan designates that the site be developed in accordance with the 0-S (Open Space) Zone. A park use is allowed in all zones, including the 0-S zone, subject to the approval of a CUP (Conditional Use Permit). Further, the Aviara Master Plan calls for the development of a park on this site. The findings necessary for the approval of the CUP and staff's responses to these findings are discussed in Table 1, below. Based upon that analysis, staff believes that all of the findings necessary for the requested CUP can be made. MP 177(DD)/CUP 01-221' 01-07/CDP 01-31 - ZONE 19 PARR February 20, 2002 Page 7 TABLE 1: CONDITIONAL USE FINDINGS AND RESPONSES FINDING RESPONSE 1. That the requested use is necessary or desirable The use is necessary in that it fulfills an anticipated for the development of the community, is need for recreational opportunities in the essentially in harmony with the various elements community and City. The use will be in harmony and objectives of the General Plan, including, if with the objectives of the General Plan in that the applicable, the certified local coastal program, and use is allowed on the subject site by the General is not detrimental to existing uses or to uses Plan and the certified local coastal program. The specifically permitted in the zone in which the use will not be detrimental to existing or permitted proposed use is to be located uses in that the project has been designed to be compatible with such uses. The park has been designed to provide adequate separation and screening from neighboring uses, and the architecture of the proposed buildings and the design of the proposed walls and landscaping will be compatible with the neighboring uses. 2. That the site for the intended use is adequate in The site can accommodate all of the proposed uses size and shape to accommodate the use while providing all needed separation from surrounding uses, including sensitive resources. All uses will be on the mesa area and will not encroach into required setbacks. The project will also not encroach into sensitive habitat areas with the exception of the area of remedial grading (.03 acre) necessary to stabilize slopes. 3. That all of the yards, setbacks, walls, fences, The Aviara Master Plan requires a structural landscaping, and other features necessary to adjust setback of 50' from Poinsettia Lane and a the requested use to existing or permitted future building/open parking setback of 30' from all other uses in the neighborhood will be provided and planning area boundaries. The project design maintained incorporates a setback of approximately 80' from Poinsettia Lane to the maintenance building. It incorporates setbacks of approximately 44' from parking to the planning area boundary to the east and approximately 43' from parking to the planning area boundary to the south. Thus, the project provides setbacks in excess of all applicable requirements. The project will include several walls to minimize potential light, noise, and visual impacts to neighboring residential uses. All such walls will be landscaped to enhance their appearance. Fencing will also be incorporated to minimize accidental intrusion into sensitive resource areas. Finally, light standards will be designed to minimize light spillage onto neighboring uses and sensitive resource areas. 4. That the street system serving the proposed use The use will generate 1,000 APT. These trips can is adequate to properly handle all traffic generated be accommodated by the streets serving the site: by the proposed use Ambrosia Lane (a collector roadway) and Poinsettia Lane (a major arterial roadway). MP 177(DD)/CUP 01-22L!) 01-07/CDP 01-31 —ZONE 19 PARK February 20, 2002 Page 8 D. Aviara Master Plan The proposed project is within the Aviara Master Plan. The Master Plan establishes the intended use of the site and the development criteria for the project. As shown in Table 2 (Aviara Master Plan Compliance), below, the proposed project clearly complies with the use expectation, setback requirements, and parking requirements of the Master Plan. The parking required and provided is discussed in detail below. The proposed building height is discussed in Section W.A. ("Minor Master Plan Amendment") of this staff report. The Aviara Master Plan calls for parking spaces to be provided for the park as prescribed by the City's Parks and Recreation Department. (This requirement recognizes that parks vary greatly in their size, intended uses, and facilities, making it impossible to establish a single parking ratio that fits all parks.) During the development of the Zone 19 Park Master Plan the Recreation Department evaluated the anticipated usage of the proposed park and the uses at existing parks in the City. This park will differ from other parks in that it is more likely to host weddings and similar activities. On the other hand, this park will also have fewer ball fields than other parks of a similar size. Based upon that evaluation and comparison, the Parks Department determined that the park would require 261 parking spaces. The project provides 270 spaces. Table 2: AVL4RA MASTER PLAN COMPLIANCE Standard/Requirement Master Plan Requirement I Project Proposal Compliance Use Park Park Yes Setback from Min 50' 80' Yes Poinsettia Lane Setback from planning Min 30' Min 43' Yes area boundaries Building Height Max 18' to mid-point 32'3 1/2" See "Minor (per previous building multi-purpose room Master Plan height definition) 17'2" avg Amendment" comm'y building section 16' other buildings Parking Per Park MP 270 sp's Yes 261 sp's E. Hillside Development Regulations A Hillside Development Permit (T{DP) is required for the proposed project because the site contains a slope of 15% or greater and an elevation difference of greater than 15 feet. Because the proposed project is a non-residential development, Sections 21.95.120(D) (Volume of Grading) and 21.95.120(E) (Slope Height) requirements of the Hillside Development Regulations do not apply to the project. The proposed improvements would entail grading of the site to create level pads for the buildings and level playing fields. The grading would result in fill being constructed above the existing natural slopes along the northern site boundary, a fill slope ascending from the eastern site boundary, and a cut slope along the western site boundary. The existing graded slopes along Poinsettia Lane and Ambrosia Lane would remain nearly unchanged, as would much of the existing graded slope between the site and the residential development to the southeast. The MP 177(DD)/CUP 01-2249P 01-07/CDP 01-31 -ZONE 19 PARR February 20, 2002 Page 9 proposed fill necessitated by the remedial grading slopes would be up to 70' high, and the proposed cut slopes would be up to 20' high. The resulting fill-over-natural slopes would result in a total slope height of up to about 120' for the remedial grading. This grading is justified due to the unusual geotechnical condition which requires corrective work. The proposed community building pad elevation is currently 325'. This area would be lowered to 322'. The proposed soccer field pad is currently at 326' and will be lowered to 316'. The proposed baseball field area currently consists of terrain sloping down to the north with elevations between 280' and 320'. The baseball field would receive some of the excavation from the soccer field area and would be graded to an elevation near 310'. This effort would be required to balance the grading on the site. The development to the north is an existing improved industrial lot situated near an elevation of 186'. The tenants currently view natural sloping terrain with elevations varying between 180' and 327'. After construction, this industrial lot would view both natural and manufactured slopes varying between 280' and 307'. The manufactured slope would be required to support the northern edge of the baseball field. The existing residential units to the east are set at an elevation near 299'. They currently view natural sloping terrain varying between 280' and 302'. After project development, residents of this area would view a proposed tot lot and parking area set at an elevation of about 302'. There would be an intervening 6' landscaped wall between the residential uses and the proposed tot lot/parking area which would block some of the view of park activities/areas. The residential units to the south are situated at an elevation near 275'. They currently view a slope to the north that varies from 275' to 302' in elevation. After development, residents would continue to view a slope varying from 275' to 300'. Total grading for the project would include 133,000 cubic yards of cut and fill and 90,000 cubic yards of remedial (removal and recompaction) grading. The grading would be balanced on site (no import or export). A grading permit would be required for the project. No off-site grading is proposed or required. The areas of grading are generally small. Therefore, the opportunity for contour grading is limited. However, grading would be contoured wherever appropriate. The geotechnical report indicates that soils-related issues exist within the proposed project area. However, the report provides recommendations required to stabilize the site in accordance with City standards. These efforts include, but may not be limited to, removal of existing unstable soil and installation of key buttresses prior to additional fill soils being placed near the northerly end of the property. All applicable Hillside grading requirements would be satisfied by compliance with the recommendation of the geotechnical report. (See Table 3, below.) Table 3- HILLSIDE REGULATIONS COMPLIANCE STANDARD PERMITTED/ REQUIRED PROVIDED Max. slope height N/A 70' Grading volume N/A 7,733 cy/ac Contour grading Varied slope directions & undulation. N/A MP 177(DD)/CUP 01-22IP 01-07/CDP 01-31 —ZONE 19 PARP February 20, 2002 Page 10 Table 3- HILLSIDE REGULATIONS COMPLIANCE (Continueth STANDARD PERMITTED! REQUIRED PROVIDED Hillside Architecture 1. Use terraced pads and/or 1. Pads for use areas would be foundations. terraced. 2. Maintain natural slopes with 2. The proposed community building structures and roofs. would have a pitched roof which 3. Decrease building mass with mimics the natural slopes in the area. increased slope steepness. 3. N/A F. Coastal Development Regulations The project site is within the Mello I segment of the Local Coastal Program. The approved Master Plan requirements implement the Mello I Coastal Zone requirements for the Master Plan area. The Mello I segment focuses on several areas: provision of shoreline access, preservation of agricultural uses, preservation of scenic resources, preservation of environmentally sensitive resources, and prevention of erosion and geologic instability. The proposed project is not located such that it could provide shoreline access. It also does not contain protected agricultural uses. The project site does provide distant views from much of the mesa edge which will remain available from the site. However, the site does not contain any Coastal Zone-designated view points or view corridors. The proposed project would preserve large areas of environmentally sensitive habitat. The grading footprint does involve some encroachment into dual-criteria slopes where it is necessary to provide geologic stability for the site. However, this encroachment is well within the amount allowed by the Coastal regulations and does not require mitigation. (See next paragraph.) Because this project is a major public works project (i.e., greater than $50,000 cost), it can be appealed by the Coastal Commission. The project site is located within the Coastal Resource Protection Overlay Zone. The Coastal Resource Protection Overlay Zone regulations (Chapter 21.203 of the Carlsbad Municipal Code) apply to properties located in the watershed of Batiquitos Lagoon. Only the southernmost edge of the property is in the Batiquitos Lagoon watershed. The vast majority of the site is in the Enemas watershed. This overlay zone is intended to protect sensitive resources. It requires preservation of steep slopes with vegetation (dual-criteria slopes) with some exceptions. Encroachment into dual-criteria slopes is allowed when such encroachment is necessary for reasonable use of the property and when the encroachment does not exceed ten percent (10%) of the total steep (25% and over) slope area of the site. The proposed project would require encroachment into .03-acre of dual-criteria slopes in order to remedy a slope instability. This .03-acre encroachment represents only five percent (5%) of the total dual-criteria slopes on the site and less than one percent (.006 %) of the total steep slopes on the site. G. Growth Management The proposed project is located within Local Facilities Management Zone 19 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 5, below. MP 177(DD)/CUP 01-22LP 01-07/CDP 01-31 —ZONE 19 PARR February 20, 2002 Page 11 Table 5 GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration N/A Yes Library N/A Yes Waste Water Treatment 11 EDU Yes Parks N/A Yes Drainage 18.4 CFS Yes Circulation 1,000 ADT Yes Fire Station No.4 Yes Open Space N/A Yes Schools N/A Yes Elementary School Students N/A N/A Middle School Students N/A N/A "School Students N/A N/A Sewer Collection System 11 EDU Yes Water 2,420 GPD Yes V. ENVIRONMENTAL REVIEW Environmental analysis has been conducted on the project site in the past and was conducted again for the proposed park project. The first analysis occurred during the processing of the Aviara (formerly Pacific Rim) Master Plan. An EIR was prepared for the Master Plan, which included the current project site. The site was also included in the City's General Plan Update in 1994. An MEIR was prepared for that project. Most recently an environmental analysis (an ETA Part II) for the park project was prepared in November 2001 and an Addendum to the Part II was prepared on January 24, 2002. The November 2001 analysis identified several areas of potentially significant impacts which could be mitigated to less than significant by the implementation of mitigation measures. Those areas include: 1) soils/geological impacts; 2) storm water runoff impacts; 3) impacts to sensitive habitat; 4) light spillage; and 5) impacts to paleontological resources. Mitigation measures which would reduce these potential impacts to less than significant have been included in the mitigation monitoring report for the project. Mitigation measures include generally: corrective grading; installation of fencing around sensitive habitat; compliance with National Pollution Discharge Elimination System (NPDES) requirements; revegetation of areas of corrective grading; control of light spillage; and monitoring of the grading activities by a paleontologist. With the inclusion of these mitigation measures, the Planning Director issued a Mitigated Negative Declaration on November 28, 2001. No additional mitigation and no recirculation was required as a result of the January 24, 2002 Addendum. MP 177(DD)/CUP 01-22L 01-07/CDP 01-31 —ZONE 19 PARP February 20, 2002 Page 12 ATTACHMENTS: 1. Planning Commission Resolution No. 5108 (Mitigated Neg Dec) 2. Planning Commission Resolution No. 5156 (Minor Master Plan Amendment) 3. Planning Commission Resolution No. 5109 (CUP) 4. Planning Commission Resolution No. 5110 (HDP) 5. Planning Commission Resolution No. 5111 (CDP) 6. Location Map 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statement 10. Exhibits "A" - "N" dated February 20, 2002 EB:cs:mh I S SITE SI. ZONE 19 PARK MP 177(DD)/CUP 01-22/ HDP 01-07/CDP 01-31 0 BACKGROUND DATA SHEET 46 CASE NO: MP177(DD)/CLJP 01-22/HDP 01-07/CDP 01-31 CASE NAME: ZONE 19 PARK APPLICANT: CITY OF CARLSBAD REQUEST AND LOCATION: a public park with a community building, maintenance facility, restrooms, a softball diamond, soccer fields, a basketball court, picnic area, tot lot and parking areas on a 25-acre site LEGAL DESCRIPTION: Those portions of Section 35, Township 12 South, Range 4 West and Section 2, Township 13 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California, according to official plan thereof, said property being more particularly described in Exhibit "A" of Quitclaim Deed recorded march 28, 1989 as File No. 89-157040 of official records of said San Diego County APN: 215-080-27,29 Acres: 25 Proposed No. of Lots/Units: 1 LOT GENERAL PLAN AND ZONING Land Use Designation: OS Density Allowed: N/a Density Proposed: N/a Existing Zone: 0-S Proposed Zone: 0-S Surrounding Zoning, General Plan and Land Use: Zoning Site 0-S North P-M South P-C East RD-M-Q West R-l-Q and 0-S General Plan OS PI and OS RM and RH RM RLM and OS Current Land Use Undeveloped Industrial Residential and Church Residential Open space PUBLIC FACILITIES School District: CUSD Water District: CMWD Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 11 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued November 28, 2001 El Certified Environmental Impact Report, dated______________________________ Other, CITY OF CARLSBAD 6 GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: ZONE 19 PARK— MP177(1?D)/CUP 01-22/1JIDP 01-07/CDP 01-31 1 LOCAL FACILITY MANAGEMENT ZONE: 19 GENERAL PLAN: OS ZONING: 0-S DEVELOPER'S NAME: CITY OF CARLSBAD ADDRESS: 1635 FARADAY AVENUE; CARLSBAD, CA 92008 PHONE NO.: 760-602-4600 ASSESSOR'S PARCEL NO.: 215-080-27,29 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FL, DU): 25 AC ESTIMATED COMPLETION DATE: N/A A. City Administrative Facilities: Demand in Square Footage B. Library: Demand in Square Footage = C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = E. Drainage: Demand in CFS Identify Drainage Basin = (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = H. Open Space: Acreage Provided = I. Schools: (Demands to be determined by staff) J. Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = N/A 11 N/A 18.4 Encinas Creek & & Batiquitos 1,000 4 24.25 N/A N Batiquitos 2.420 ( ( City of Carlsbad · l::f Fiei ,h,i·l •J4 ·ti31 ee i4,il DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and· county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. 2. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ____________ _ Title Addr-es-s /-i_p)--CM_____,,h--,bei_'Q_IIJ_//l(J-( ZJ, C4~D, a,. C/2()[)~ Corp/Part--=C. ....... m__,_v ______ o. ....... F _ _.CA__._~-M~'Y, ..... 'O __ I Title ______________ _ Address _____________ _ OWNER (Not the owner'_s agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person.__________ Corp/Part._..=C:;.;./_,_7i_,.7_ ..... t?..._F __ c"'"'-'-'L"""k..;;;:sc..,bt ....... !f2~ Title ______ ~~-----Title ______________ _ Address/Zip CM/s/;111J Vtf/4JE/}.,{_ · Address _________ _ e.,,;Js!Nf; rr-J. Cf Zi;o B I 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 @ 3. NON-PROFIT 'v-' ANIZATION OR TRUST ( If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust ·---------Non Profit/Trust. __________ _ Title ___________ _ Title _____________ _ Address ___________ _ Address_-____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Oves 5?J No If yes, please indicate person(s): ______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my lmowledge. Signature of owner/date Signature of applicant/date · Print or type name of owner Print or type name of applicant :/i;lf,J C/llilt t-L -c1r't l)r &1c./41,11J Print or type name of owner/applictnt's agent f'~d-/t,(t(VJtfiBf-, . H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2