The intent and purpose of the coastal resource protection overlay
zone is to:
A. Supplement
the underlying zoning by providing additional resource protective
regulations within designated areas to preserve, protect and enhance
the habitat resource values of Buena Vista Lagoon, Agua Hedionda Lagoon,
Batiquitos Lagoon, and steep sloping hillsides;
B. Provide
regulations in areas which provide the best wildlife habitat characteristics;
C. Encourage
proper lagoon management;
D. Deter
soil erosion by maintaining the vegetative cover on steep slopes;
E. Implement
the goals and objectives of Sections 30231, 30233, 30240(b) and 30253
of the
Public Resources Code and the approved Carlsbad local coastal
program.
(Ord. NS-365 § 22, 1996)
This chapter implements the California Coastal Act and is applicable
to all properties located in the coastal zone as defined in Public
Resources Code Section 30171. In case of any conflict between this
zone and the underlying zone, provisions of this zone shall apply.
(Ord. NS-365 § 22, 1996)
Developments, including, but not limited to, land divisions, as defined in Section 21.04.108 require a coastal development permit. This permit is subject to the requirements of this zone and the procedural requirements for coastal development permits of Chapter
21.201 of this code.
(Ord. NS-365 § 22, 1996)
The following specific development standards shall be applied
to areas within the coastal resource protection overlay zone as part
of the coastal development permit. Such standards shall control, notwithstanding
the provisions of the underlying zone and shall include:
A. Preservation
of Steep Slopes and Vegetation. Any development proposal that affects
steep slopes (twenty-five percent inclination or greater) shall be
required to prepare a slope map and analysis for the affected slopes.
The slope mapping and analysis shall be prepared during the CEQA environmental
review on a project-by-project basis and shall be required as a condition
of a coastal development permit.
1. Outside the Kelly Ranch property, for those slopes mapped as possessing
endangered plant/animal species and/or coastal sage scrub and chaparral
plant communities, the following policy language applies:
a. Slopes of twenty-five percent grade and over shall be preserved in
their natural state, unless the application of this policy would preclude
any reasonable use of the property, in which case an encroachment
not to exceed ten percent of the steep slope area over twenty-five
percent grade may be permitted. For existing legal parcels, with all
or nearly all of their area in slope area over twenty-five percent
grade, encroachment may be permitted; however, any such encroachment
shall be limited so that at no time is more than twenty percent of
the entire parcel (including areas under twenty-five percent slope)
permitted to be disturbed from its natural state. This policy shall
not apply to the construction of roads of the city's circulation element
or the development of utility systems. Uses of slopes over twenty-five
percent may be made in order to provide access to flatter areas if
there is no less environmentally damaging alternative available.
b. No further subdivisions of land or utilization of planned unit developments
shall occur on lots that have their total area in excess of twenty-five
percent slope unless a planned unit development is proposed which
limits grading and development to not more than ten percent of the
total site area.
c. Slopes and areas remaining undisturbed as a result of the hillside
review process, shall be placed in a permanent open space easement
as a condition of development approval. The purpose of the open space
easement shall be to reduce the potential for localized erosion and
slide hazards, to prohibit the removal of native vegetation except
for creating firebreaks and/or planting fire retardant vegetation
and to protect visual resources of importance to the entire community.
d. Notwithstanding subsections
a and
b of this section, encroachments to slopes of twenty-five percent grade and over may be permitted in order to preserve natural habitat as required by the city's habitat management plan and the required amount of preservation could not be achieved by strict adherence to the requirements of subsections
a and
b of this section.
2. Within the Kelly Ranch property, for those slopes possessing endangered
plant/animal species and/or coastal sage scrub and chaparral plant
communities, the following policy language applies:
a. Coastal sage scrub and southern maritime chaparral plant communities
shall be preserved in their natural state within designated open space
areas shown on the LCP Kelly Ranch open space map and addressed in
Policy 3-5 of the certified LCP land use plan.
b. The open space shown on the Kelly Ranch open space map shall be secured
through conservation easements or dedicated in fee at the time of
subdivision approval. The easements shall be granted to the city or
other public entity and maintained and managed as part of the LCP
Kelly Ranch open space system.
c. Restoration of disturbed areas within the designated open space through
revegetation of disturbed areas and enhancement of existing vegetation
with native upland species shall be required, in consultation with
the Department of Fish and Game, as a condition of subdivision approval.
The restoration and enhancement plan shall include a maintenance and
monitoring component to assure long-term productivity of the habitat
value.
d. Upon dedication of a conservation easement or in fee dedication,
or upon recordation of offers to dedicate the Kelly Ranch open space
to the city or other public entity, development of steep slopes over
twenty-five percent grade may occur in areas outside the designated
open space. Such encroachment shall be approved by the Department
of Fish and Game and the U.S. Fish and Wildlife Service as consistent
with the State and Federal Endangered Species Act. Dedication will
assure preservation of a viable upland habitat corridor and scenic
hillsides.
e. Roads in Open Space. Access roads shall be a permitted use within
designated open space subject to an approved coastal development permit,
only when necessary to access flatter areas and when designed to be
the least environmentally damaging feasible alternative. Wildlife
corridors shall be required when necessary to facilitate wildlife
movement through the open space area.
f. Siting/Parking. Due to severe site constraints, innovative siting
and design criteria (including shared use of driveways, clustering,
tandem parking, pole construction) shall be incorporated to minimize
paved surface area. Dwelling units shall be clustered in the relatively
flat portions of the site.
g. Brush Management. A fire suppression plan shall be required for all
residential development adjacent to designated open space subject
to approval by the city fire department. The fire suppression plan
shall incorporate a combination of building materials, sufficient
structural setbacks from native vegetation and selective thinning
designed to assure safety from fire hazard, protection of native habitat,
and landscape screening of the residential structures. No portions
of brush management Zones 1 and 2 as defined in the city landscape
manual shall occur in designated open space areas. Zone 3 may be permitted
within designated open space upon written approval of the fire department
and only when native fire retardant planting is permitted to replace
high and moderate fuel species required to be removed.
3. For all other steep slope areas, the City Council may allow exceptions
to the above grading provisions provided the following mandatory findings
to allow exceptions are made:
a. A soils investigation conducted by a licensed soils engineer has
determined the subject slope area to be stable and grading and development
impacts mitigatable for at least seventy-five years, or life of structure.
b. Grading of the slope is essential to the development intent and design.
c. Slope disturbance will not result in substantial damage or alteration
to major wildlife habitat or native vegetation areas.
d. If the area proposed to be disturbed is predominated by steep slopes
and is in excess of ten acres, no more than one-third of the total
steep slope area shall be subject to major grade changes.
e. If the area proposed to be disturbed is predominated by steep slopes
and is less than ten acres, complete grading may be allowed only if
no interruption of significant wildlife corridors occurs.
f. Because north-facing slopes are generally more prone to stability
problems and in many cases contain more extensive natural vegetation,
no grading or removal of vegetation from these areas will be permitted
unless all environmental impacts have been mitigated. Overriding circumstances
are not considered adequate mitigation.
B. Drainage,
Erosion, Sedimentation, Habitat.
1. Buena Vista Lagoon. Developments located along the first row of lots bordering Buena Vista Lagoon, including the parcel at the mouth of the lagoon, shall be designated for residential development at a density of up to four dwelling units per acre. Proposed development in this area shall be required to submit topographic and vegetation mapping and analysis, as well as soils reports, as part of the development permit application. Such information shall be provided in addition to any required environmental impact report, and shall be prepared by qualified professionals and in sufficient detail to locate the boundary of wetland and upland areas and areas of slopes in excess of twenty-five percent. Topographic maps shall be submitted at a scale sufficient to determine the appropriate developable areas, generally not less than a scale of one inch equals one hundred feet with a topographic contour interval of five feet, and shall include an overlay delineating the location of the proposed project. The lagoon and wetland area shall be delineated and criteria used to identify any wetlands existing on the site shall be those of Section 30121 of the Coastal Act and based upon the standards of the local coastal program mapping regulations. Mapping of wetlands and siting of development shall be done in consultation and subject to the approval of the Department of Fish and Game. Development shall be clustered to preserve open space for habitat protection. Minimum setbacks of at least one hundred feet from wetlands/lagoon shall be required in all development, in order to buffer such sensitive habitat area from intrusion. Such buffer areas, as well as other open space areas required in permitted development to preserve habitat areas, shall be permanently preserved for habitat uses through provision of an open space easement as a condition of project approval. In the event that a wetland area is bordered by steep slopes (in excess of twenty-five percent) which will act as a natural buffer to the habitat area, a buffer area of less than one hundred feet in width may be permitted. The density of any permitted development shall be based upon the net developable area of the parcel, excluding any portion of a parcel which is in wetlands or lagoon. As specified in subsection
A of this section, a density credit may be provided for that portion of the parcel which is in steep slopes. Storm drain alignments as proposed in the City of Carlsbad Drainage Master Plan which would be carried through or empty into Buena Vista Lagoon shall not be permitted, unless such improvements comply with the requirements of Sections 30230, 30231, 30233 and 30235 of the Coastal Act by maintaining or enhancing the functional capacity of the lagoon in a manner acceptable to the State Department of Fish and Game. Land divisions shall only be permitted on parcels bordering the lagoon pursuant to a single planned development permit for the entire original parcel.
2. Batiquitos Lagoon Watershed. Development located east of I-5 (generally referred to as the Savage property) shall be designated for a maximum density of development of eight units per gross acre, excluding wetlands and constrained slopes. Development shall take place according to the requirements of the P-C planned community zone, Chapter
21.38, supplemented by these additional requirements. Land divisions shall only be permitted pursuant to a master plan for the entire original parcel subject to the requirements herein:
a. Drainage, erosion and sedimentation requirements shall be as specified
in subsection (B)(4) of this section.
b. Detailed topographic maps shall be prepared by qualified professionals
including biologists, hydrologists and engineers in sufficient detail
to locate the boundary of lagoon or wetland and upland areas. The
scale shall not be less than one inch equals one hundred feet with
a contour interval of five feet, and shall include an overlay delineating
the location of the development. The lagoon and wetland areas shall
be delineated according to the requirements of Section 30121 of the
Coastal Act and the local coastal program mapping regulations, subject
to the review and approval of the State Department of Fish and Game.
c. Development shall be clustered to preserve open space and habitat.
d. A minimum setback of one hundred feet from the lagoon/wetland shall
be required.
e. At least two-thirds of any development shall be clustered on the
half of the property furthest away from the lagoon at the base of
the bluff in order to preserve the outstanding visual and natural
resources.
f. Existing mature trees shall be preserved.
g. Public recreation facilities shall be provided as a condition of
development including picnic tables, parking, and a public access
trail along the lagoon shore. The trail shall be secured by an irrevocable
offer to dedicate public access but shall be developed and landscaped
as a condition of development and shall be at least fifteen feet wide
with unobstructed views of the lagoon.
h. To facilitate provision of public use areas and preservation of environmentally
sensitive lands, and to maintain the outstanding visual resources
in the area surrounding the lagoon, an additional density credit of
one dwelling unit per acre of developed land shall be provided for
each two and one-half percent of total lot area, excluding wetlands,
which is maintained in open space and public recreation in excess
of fifty percent of the total lot area, excluding wetlands.
3. Areas West of I-5. For areas west of the existing Paseo del Norte,
west of Interstate 5 and along El Camino Real immediately upstream
of the existing storm drains, the following policy shall apply:
a. All development must include mitigation measures for the control
of urban runoff flow rates and velocities, urban pollutants, erosion
and sedimentation in accordance with: (1) the requirements of the
city's grading ordinance, stormwater ordinance, standard urban stormwater
mitigation plan (SUSMP) dated April 2003, and as amended, and the
City of Carlsbad Drainage Master Plan, as those documents are certified
as part of the city's LCP; (2) the city's jurisdictional urban runoff
management program (JURMP) and the San Diego County Hydrology Manual
to the extent that these requirements are not inconsistent with any
policies of the LCP; and (3) the additional requirements contained
herein. Such mitigation shall become an element of the project, and
shall be installed prior to the initial grading.
b. In addition, the following standards shall apply:
i. Priority projects identified in the SUSMP will incorporate structural
best management practices (BMPs) and submit a water quality technical
report as specified in the National Pollutant Discharge Elimination
System (NPDES) permit and in the SUSMP;
ii. Structural BMPs used to meet SUSMP requirements for priority projects
shall be based on the California Stormwater Quality Association (CASQA)
Stormwater Best Management Practice Handbook, dated January 2003,
or the current version of that publication, and designed to infiltrate,
filter or treat the runoff produced from each storm event up to and
including the eighty-fifth percentile twenty-four hour storm event;
iii.
Priority projects will include projects increasing impervious
area by more than two thousand five hundred square feet or by more
than ten percent of existing impervious area, that are in, adjacent
to or drain directly to environmentally sensitive areas (ESA), identified
in the City of Carlsbad Standard Urban Stormwater Mitigation Plan
(SUSMP) dated April 2003, using the definitions of "adjacent to" and
"draining directly to" that are found in the SUSMP;
iv. The city shall include requirements in all coastal development permit
approvals to inspect and maintain required BMPs for the life of the
project;
v. The city will encourage and support public outreach and education
regarding the potential water quality impacts of development;
vi. Development shall minimize land disturbance activities during construction
(e.g., clearing, grading and cut-and-fill), especially in erosive
areas (including steep slopes, unstable areas and erosive soils),
to minimize impacts on water quality of excessive erosion and sedimentation.
Development shall incorporate soil stabilization BMPs on disturbed
areas as soon as feasible;
vii.
Projects within two hundred feet of the Pacific Ocean shall
be dealt with as "Projects Discharging to Receiving Waters within
Environmentally Sensitive Areas" as defined in Appendix I of the SUSMP,
including being treated as a priority project if they create more
than two thousand five hundred square feet of impermeable surface
or increase the impermeable surface on the property by more than ten
percent;
viii.
Although residential developments of less than ten units, including
single-family residences, are generally exempt from the SUSMP priority
project requirements, they shall meet those requirements, including
achievement of the numerical sizing standard, if they are in, within
two hundred feet of, or discharging directly to an ESA, including
the Pacific Ocean; or shall provide a written report signed by a licensed
civil engineer showing that as the project is designed they are mitigating
polluted runoff, including dry weather nuisance flows, to the maximum
extent practicable;
ix. Detached residential homes shall be required to use efficient irrigation
systems and landscape designs or other methods to minimize or eliminate
dry weather flow, if they are within two hundred feet of an ESA, coastal
bluffs or rocky intertidal areas.
c. Mitigation shall require construction of all improvements shown in
the City of Carlsbad Drainage Master Plan and any amendments to them
for the area between the project site and the lagoon (including the
debris basin), as well as revegetation of graded areas immediately
after grading; and a mechanism for permanent maintenance if the city
declines to accept the responsibility. Construction of drainage improvements
may be through formation of an assessment district, or through any
similar arrangement that allocates costs among the various landowners
in an equitable manner.
4. All Other Areas in the Coastal Zone.
a. All development must include mitigation measures for the control
of urban runoff flow rates and velocities, urban pollutants, erosion
and sedimentation in accordance with: (1) the requirements of the
city's grading ordinance, stormwater ordinance, standard urban stormwater
mitigation plan (SUSMP) dated April 2003 and as amended, and the City
of Carlsbad Drainage Master Plan, as those documents are certified
as part of the city's LCP; (2) the city's jurisdictional urban runoff
management program (JURMP) and the San Diego County Hydrology Manual
to the extent that these requirements are not inconsistent with any
policies of the LCP; and (3) the additional requirements contained
herein. Such mitigation shall become an element of the project and
shall be installed prior to the initial grading.
b. In addition, the following standards shall apply:
i. Priority projects identified in the SUSMP will incorporate structural
best management practices (BMPs) and submit a water quality technical
report as specified in the National Pollutant Discharge Elimination
System (NPDES) permit and in the SUSMP;
ii. Structural BMPs used to meet SUSMP requirements for priority projects
shall be based on the California Stormwater Quality Association (CASQA)
Stormwater Best Management Practice Handbook, dated January 2003,
or the current version of that publication, and designed to infiltrate,
filter or treat the runoff produced from each storm event up to and
including the eighty-fifth percentile twenty-four hour storm event;
iii.
Priority projects will include projects increasing impervious
area by more than two thousand five hundred square feet or by more
than ten percent of existing impervious area, that are in, adjacent
to or drain directly to environmentally sensitive areas (ESA), identified
in the City of Carlsbad standard urban stormwater mitigation plan
(SUSMP) dated April 2003, using the definitions of "adjacent to" and
"draining directly to" that are found in the SUSMP;
iv. The city shall include requirements in all coastal development permit
approvals to inspect and maintain required BMPs for the life of the
project;
v. The city will encourage and support public outreach and education
regarding the potential water quality impacts of development;
vi. Development shall minimize land disturbance activities during construction
(e.g., clearing, grading and cut-and-fill), especially in erosive
areas (including steep slopes, unstable areas and erosive soils),
to minimize impacts on water quality of excessive erosion and sedimentation.
Development shall incorporate soil stabilization BMPs on disturbed
areas as soon as feasible;
vii.
Projects within two hundred feet of the Pacific Ocean shall
be dealt with as "Projects Discharging to Receiving Waters within
Environmentally Sensitive Areas" as defined in Appendix I of the SUSMP,
including being treated as a priority project if they create more
than two thousand five hundred square feet of impermeable surface
or increase the impermeable surface on the property by more than ten
percent;
viii.
Although residential developments of less than ten units, including
single-family residences, are generally exempt from the SUSMP priority
project requirements, they shall meet those requirements, including
achievement of the numerical sizing standard, if they are in, within
two hundred feet of, or discharging directly to an ESA, including
the Pacific Ocean; or shall provide a written report signed by a licensed
civil engineer showing that as the project is designed they are mitigating
polluted runoff, including dry weather nuisance flows, to the maximum
extent practicable;
ix. Detached residential homes shall be required to use efficient irrigation
systems and landscape designs or other methods to minimize or eliminate
dry weather flow, if they are within two hundred feet of an ESA, coastal
bluffs or rocky intertidal areas.
c. Mitigation shall also require construction of all improvements shown
in the City of Carlsbad Drainage Master Plan and amendments to it.
No subsequent amendments are a part of this zone unless certified
by the Coastal Commission. The general provisions, procedures, standards,
content of plans and implementation contained with them are required
conditions of development in addition to the provisions below. Approved
development shall include the following conditions, in addition to
the requirements specified above:
i. All off-site, downstream improvements (including debris basin and
any other improvements recommended in the City of Carlsbad Drainage
Master Plan) shall be constructed prior to the issuance of a grading
permit on-site. Improvements shall be inspected by city or county
staff and certified as adequate and in compliance with the requirements
of the drainage plan and the additional requirements of this zone.
If the city or county declines to accept maintenance responsibility
for the improvements, the developer shall maintain the improvements
during construction of the on-site improvements;
ii. If the off-site or on-site improvements are not to be accepted and
maintained by a public agency, detailed maintenance agreements including
provisions for financing the maintenance through bonding or other
acceptable means shall be secured prior to issuance of the permit.
Maintenance shall be addressed in the report required to be submitted
with the permit application. The report shall discuss maintenance
costs and such costs shall be certified as a best effort at obtaining
accurate figures;
iii.
Construction of off-site grading improvements may use an assessment
district or any other acceptable manner of financing. Such mechanisms
shall be secured by bonding or other acceptable means prior to issuance
of a coastal development permit;
iv. If a public agency agrees to accept maintenance responsibilities,
it shall inspect the facilities prior to on-site construction or grading
and indicate if such facilities assure continued maintenance. No on-site
development may take place prior to acceptance of the drainage improvements;
v. All areas disturbed by grading shall be planted within sixty days
of initial disturbance and prior to October 1st with temporary or
permanent (in the case of finished slopes) erosion control methods;
vi. Storm drainage facilities in developed areas shall be improved and
enlarged according to City of Carlsbad Drainage Master Plan, incorporating
the changes specified in this section. Improvement districts shall
be formed for presently undeveloped areas which are expected to urbanize
in the future. The improvement districts shall implement City of Carlsbad
Drainage Master Plan. Upstream areas in the coastal zone shall not
be permitted to develop incrementally prior to installation of the
storm drain facilities downstream, in order to assure protection of
coastal resources. New drainage facilities, required within the improvement
districts shall be financed either by some form of bond or from fees
collected from developers on a cost-per-acre basis;
vii.
When earth changes are required and natural vegetation is removed,
the area and duration of exposure shall be kept at a minimum;
viii.
Soil erosion control practices shall be used against "on-site"
soil erosion. These include keeping soil covered with temporary or
permanent vegetation or with mulch materials, special grading procedures,
diversion structures to divert surface runoff from exposed soils,
and grade stabilization structures to control surface water;
ix. Apply "sediment control" practices as a perimeter protection to prevent
off-site drainage. Preventing sediment from leaving the site should
be accomplished by such methods as diversion ditches, sediment traps,
vegetative filters, and sediment basins. Preventing erosion is, of
course, the most efficient way to control sediment runoff.
d. In addition, the following shall apply to development within Kelly
Ranch:
New development and significant redevelopment of private and
publicly owned properties, must incorporate design elements and/or
best management practices (BMPs) which will effectively prevent runoff
contamination, and minimize runoff volume from the site in the developed
condition, to the greatest extent feasible. At a minimum, the following
specific requirements shall be applied to development of type and/or
intensity listed below:
Residential Development. Development plans for, or which include,
residential housing development with greater than ten housing units
shall include a drainage and pollution runoff control plan prepared
by a licensed engineer, designed to infiltrate, filter or treat the
volume of runoff produced from each and every storm event up to and
including the eighty-fifth percentile twenty-four hour runoff event,
prior to conveying runoff in excess of this standard to the stormwater
conveyance system. The plan shall be reviewed and approved by the
consulting soils engineer or engineering geologist to ensure the plan
is in conformance with their recommendations. The plan shall be designed
in consideration of the following criteria, and approved prior to
issuance of a coastal development permit:
i. Maximize the percentage of permeable surfaces and green space to
allow more percolation of runoff into the ground and/or design site
with the capacity to convey or store peak runoff from a storm and
release it at a slow rate so as to minimize the peak discharge into
storm drains or receiving water bodies;
ii. Use porous materials for or near walkways and driveways where feasible;
iii.
Incorporate design elements which will serve to reduce directly
connected impervious area where feasible. Options include the use
of alternative design features such as concrete grid driveways, and/or
pavers for walkways;
iv. Runoff from driveways, streets and other impervious surfaces shall
be collected and directed through a system of vegetated and/or gravel
filter strips or other media devices, where feasible. Selected filter
elements shall be designed to (1) trap sediment, particulates and
other solids; and (2) remove or mitigate contaminants through infiltration
and/or biological uptake. The drainage system shall also be designed
to convey and discharge runoff from the building site in a non-erosive
manner;
v. Selected BMPs shall be engineered and constructed in accordance with
the design specifications and guidance contained in the California
Stormwater Best Management Practices Handbook (Municipal);
vi. The plan must include provisions for regular inspection and maintenance
of structural BMPs, for the life of the project.
Parking Lots. Development plans for, or which include parking
lots greater than five thousand square feet in size and/or with twenty-five
or more parking spaces, susceptible to stormwater, shall incorporate
BMPs effective at removing or mitigating potential pollutants of concern
such as oil, grease, hydrocarbons, heavy metals, and particulates
from stormwater leaving the developed site, prior to such runoff entering
the stormwater conveyance system, or any receiving water body. Options
to meet this requirement include the use of vegetative filter strips
or other media filter devices, clarifiers, grassy swales or berms,
vacuum devices or a combination of these. Selected BMPs shall be designed
to collectively infiltrate, filter or treat the volume of runoff produced
by each and every storm event up to and including the eighty-fifth
percentile twenty-four hour runoff event. BMPs shall be engineered
and constructed in accordance with the guidance and specifications
provided in the California Stormwater Best Management Handbooks (Commercial
and Industrial).
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All Development. A public education program shall be designed
to raise the level of awareness of water quality issues around the
lagoon including such elements as catch basin stenciling and public
awareness signs.
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A landscape management plan shall be created that includes herbicide/pesticide
management. Such measures shall be incorporated into project design
through a water quality/urban runoff control plan and monitoring program
to ensure the discharge from all proposed outlets are consistent with
local and regional standards. Such measures shall be required as a
condition of coastal development permit approval at the subdivision
stage.
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C. Landslides
and Slope Instability. Developments within five hundred feet of areas
identified generally in the PRC Toups report, Figure 8, as containing
soils of the La Jolla group (susceptible to accelerated erosion) or
landslide prone areas shall be required to submit additional geologic
reports containing the additional information required in the coastal
shoreline development overlay zone.
D. Seismic
Hazards. Development in liquefaction-prone areas shall include site-specific
investigations done addressing the liquefaction problem and suggesting
mitigation measures. New residential development in excess of four
units, commercial, industrial, and public facilities shall have site-specific
geologic investigations completed in known potential liquefaction
areas.
E. Floodplain
Development. Within the coastal zone, in the one hundred-year floodplain,
no new or expanded permanent structures or fill shall be permitted.
Only uses compatible with periodic flooding shall be allowed.
G. Within
the Kelly Ranch, scenic public views from Interstate 5, Cannon Road
and Agua Hedionda Lagoon shall be preserved, as feasible, through
the following measures:
1. Landscaping and Setbacks. Use of trees or fire-retardant vegetation
with substantial height as a landscape screen and/or setbacks from
the ridgelines and open space areas;
2. Building Colors. Exterior wall and roof colors shall be of low-intensity
earth or vegetative tones. Stucco with accent materials such as tile,
natural stone, or other compatible natural building materials shall
be preferred. Roof colors shall be low-intensity colors which blend
with the environmental setting of the project;
3. Residential Building Height. Maximum height limits and variation
in roof heights shall be utilized, as necessary, to minimize visibility
of structures from scenic public roadways, public vista points and
public trails.
H. Within
the Kelly Ranch, landscaping shall be utilized as a visual buffer
and be compatible with the surrounding native vegetation and preserved
open space by incorporation of the following measures:
1. All residential development shall be required to identify and implement
a landscaping plan that provides for installation of plant species
that are native or noninvasive and drought tolerant to the maximum
extent feasible. Ornamental (noninvasive) vegetation shall be permitted
in the interior of residential subdivisions only;
2. Approved landscaping shall be installed immediately upon completion
of construction and maintained by the property owners in good growing
condition for the life of the development;
3. Landscape screening of structures, including specimen trees and fire-retardant
vegetation of substantial height, shall be required to screen and
soften the view of structures from Interstate 5, Cannon Road, Agua
Hedionda Lagoon, public trails and public vista points;
4. The landscape treatment shall cause the development to blend in with
the natural setting and present a visually cohesive appearance as
viewed from Agua Hedionda Lagoon, Cannon Road and Interstate 5.
(Ord. NS-365 § 22, 1996; Ord. NS-589 §§ 1—8,
2001; Ord. NS-783 § 6,
2006; Ord. NS-801 §§ 1,
2, 2006; CS-005 §§ 2—8, 2008)