plai{ning commissio - City of Carpinteria

AGENDA ITEM #9
Consolidated CDP Determination
PLAI{NING COMMISSIO¡{
STAFF REPORT
MEETING DATE: October 4,2010
ITEM FOR CONSIDERATION
Request to consider allowing the California Coastal Commission to act as the decisionmaker for a
Consolidated Coastal Development Permit per $30601.3 of the California Coastal Act to allow
reconstruction of the restrooms and day use area and minor improvements at the Santa Rosa and San
Miguel Campgrounds at Carpinteria State Beach.
Report prepared by: Jackie Campbell, Director
Community Development Department
SIGNATURE
ner: California
Department of Parks and
Recreation
:
Richard Burg, Senior
ironmental Scientist
Project Location: Carpinteria State Beach,
5361 Sixth Street
APNs: 003-501-001, 003-510-001, 003-520and 003-530-007
ing:
Recreation (REC)
I. RECOMMENDATION
Allow the California Coastal Commission to act as the decisionmaker for a Consolidated Coastal
Development Permit per $30601.3 of the Califomia Coastal Act to allow comprehensive review of
the reconstruction of the day use area and reconstruction of the restrooms and minor improvements at
the Santa Rosa and San Miguel Campgrounds at Carpinteria State Beach. Consent to the
Consolidated Coastal Development Permit process is contingent upon notice of any public hearing to
properly owners within 300 feet and occupants within 100 feet of the State Park and review through
the City Architectural Review Board process.
Name of Project
PC Hearing Date: 10-04-10
Page 2
II.
PROPOSED PROJECT DESCRIPTION
The project would provide improved public accessibility in compliance with the Americans with
Disabilities Act (ADA) to upgrade and remodel existing facilities at three locations within Carpinteria
State Beach (i.e., Day Use Area, Santa Rosa Campground and San Miguel Campground). Two
restrooms and ramada in the Day Use Area would undergo demolition and replacement. A single
restroom with showers and two shade-sail ramadas would then be built in closer proximity to the
existing day use parking lot. To ensure connectivity, a compliant route of travel would be established
between the new facilities, the upgraded picnic sites and existing access routes. The parking lot
would also be restriped to provide several accessible parking spaces. At the Santa Rosa and San
Miguel Campgrounds, an existing restroom at each site would similarly be removed and rebuilt with a
slightly larger structure in relatively the same location. At each campground, three recreational
vehicle (RV) sites would be modified (e.g., widen parking spaces, upgrade camping pads) and
pathways from the new restroom buildings to the accessible camping areas would be repaved to meet
ADA standards. Plans are attached as Exhibit 1.
III.
BACKGROUND
Several years ago, the State Parks Department committed to upgrade ADA access at various
parks throughout California. Carpinteria State Beach was chosen as one of the parks that would
receive upgrades to make the park more accessible for all. Recently, new all-access paths have
been installed around the outdoor amphitheater near the ranger station where evening talks are
conducted. A plan has also been developed to reconfigure the entrance to the park to better
accommodate visitors and to connect to the pedestrian trail from Palm Avenue to Linden
Avenue. The subject project is a continuation of those efforts to upgrade other amenities
throughout the park. The State Parks and Recreation Department plans to begin construction at
the Day Use Area in June 2011. Allowing for a Consolidated Coastal Development Permit
process will expedite the permit review process so that the improvements can be made within the
projected timeline. Improvements at the two campgrounds would be completed once funding is
obtained.
Consolidated Coastal Development Permit Process
When a proposed project is located partially within the Coastal Commission Permit Jurisdiction and a
local jurisdiction's permitting jurisdiction, the local jurisdiction may choose to allow the Coastal
Commission to process a Consolidated Coastal Development Permit (CDP) rather than requiring that
each agency review only a portion of a project. This procedure is set forth in $30601.3 of the Public
Resources Code (Division 20, California Coastal Act). The pertinent parts of this section are as
follows.
Name of Project
PC Hearing Date: 10-04-10
Page 3
Section 30601.3 Coastal development permit application; processing criteria;
standard of review
(a) Notwithstanding Section 30519. the commission may process and act upon a
consolidated coastal development permit application if both of the fottowing criteria are
satisfied:
(l) A proposed project requires a coastal development permit from both
government with a certified local coastal program and the commission.
a local
Q) fhe applicant, the appropriate local government, and the commission, which may
qgree through its executive director, consent to consolidate the permit action, provided
that public particípation is not substantially impaired by that review consolidation.
þ) The standard of review for a consolidated coastal development permit application
submitted pursuant to subdivision (a) shalt þttow Chapter 3 (commencing with Section
3020o, with the appropriate local coastal program used as guidance.
For the proposed project, the restroom buildings and RV parking spaces at Santa Rosa and San
Miguel Campgrounds are in the City's permitting jurisdiction. The improvements at the Day Use
Area are within the Coastal Commission's Permit Jurisdiction (see Exhibit 2). Without the
opportunity for a Consolidated CDP wherein the project can be reviewed comprehensively, each
agency would issue a separate permit for the portion of the project that is located withìn its
jurisdiction.
In this case, the applicant has requested that the local government consent to consolidate the permit
action while maintaining the opportunity for public participation. This option has also been discussed
with Coastal Commission staff from the Ventura Regional Office. Prior to approval of any CDp,
public mailed noticing is completed for owners and occupants in the project vicinity. The Coastal
Commission also requires that a notice be posted onsite advising |hat anapplication for development
has been submitted for its review.
According to the regulation, the standard of review for the consolidated permit is Chapter 3 of the
Coastal Act, with the Local Coastal Program used as guidance. Chapter 3 contains all of the resource
protection policies of the Coastal Act and is the standard of review used by the Commission when it
is the permitting agency or when it hears an item on appeal from a local government decision. The
policies and implementing regulations of the City's Local Coastal Program are derived from and
consistent with the resource protection policies contained in Chapter 3 of the Act. Therefore,
consistency in these regulations has been achieved through certification of the City's LCp. And,
according to the statute, the City's LCP is also to be used for guidance in the Coastal Commission's
review of the CDP. This allows for consideration of any site specific policies from our local Coastal
Land Use Plan that are applicable to a certain project. These policies are referenced below in the
Analysis section of this staff report.
Name of Project
PC Hearing Date: l0-04-10
Page 4
Architectural Review Board (ARB)
If the Planning Commission chooses to allow the Coastal Commission to process the
Consolidated CDP, staff recommends that the City's Architectural Review Board still
be
involved in the process and have the opportunity to review the project locally to allow for public
input regarding the design and aesthetics of the proposed facilities. This point has been
discussed with and agreed to by State Parks and Recreation Department staff (personal
communication with Rich Rozelle, District Superintendent, September 14, 2010).
IV.
ENVIRONMENTAL
Based on site assessments and a search of database records, no impacts to listed or sensitive
biological resources would result from construction. Whether the City or the Coastal
Commission processes the Coastal Development Permit, the Department of Parks and Recreation
would be the lead agency under the California Environmental Quality Act (CEQA) and would be
responsible for conducting environmental review for the project. However, given the small scale
of the project and its design to improve coastal access, it is likely that the project could be found
to be categorically exempt from CEQA.
V.
Coastal Land IJse Plan
The project site has a General Plan/Coastal Plan designation of Open Space/Recreation. The
project site is in Design Sub-area I (Downtown Beach Neighborhood) in the Community Design
Element of the City's General Plan/Coastal Plan and is subject to the following policies. These
are the policies that will guide the Coastal Commission's review process for the Consolidated
Coastal Development Permit and apply specifically to the proposed project.
LAND USE ELEMENT
Objective LU-1: Establish the basis for orderly, well planned urban development while
protecting coastal resources and providingfor greater accesa nad recreation opportunities for
the public.
LU-la.
policies of the Coastal Act (Public Resources Code Section 30210 through
30263 are hereby incorporated by reference (and shall be effective as if included infull herein)
as the guiding policies of the land use plan.
Policy
The
Policy LU-ld. Ensure that the type, location and intensity of land uses planned adjacent to any
parcel designated open space/recreation or agirculture are compatible with these public
resources and will not be detrimental to the resource.
Name of Project
PC Hearing Date: 10-04-10
Page 5
Objective LU-3: Preserve the small beach town character of the built environment of
Carpinteria, encouraging compatible revitalization and avoiding sprawl development at the
City's edge.
Policy LU-3i. Ensure the provision of adequate services and resources, including parking,
public transit and recreational facilities, to serve proposed development.
C O MMUNI TY
DE SI GN OB JE CTIVE S
Objective CD-11: Existing public spflces should be møintained, ancl new pablic spüces
should be incorporated into neighborhoods snd districts as an important øspect of their
design.
Policy llb. Public spaces should be located and designed to encourage their use during the day
and in the evening. The time and type of use for each space should be planned to be compatible
with adjacent land uses, and with any existingflora andfauna that are to be preserved.
Policy cD-l1c. All public spaces andfacilities should reflect quatity design.
CD-llf. Landscape design guidelines should emphasize the use of native drought
tolerant plant materials, and the importance of trees as the primary elements of the town
landscape. All landscaping shall utilize only non-invasive plant types.
Policy
Objective CD-13. Ensure thøt lighting of new development is sensitive to the charucter and
nstural resoarces of the City and minimizes photopollution to the maximum extentfeasible.
Policy CD-13a. Lightingfor development adjacent to an ESHA shall be designed tofurther
minimize potential impacts to habitat.
Policy CD-13b. Lighting shall be low intensity and located and designed so as to minimize
direct view of light sources and dffisers and to minimize halo and spillover fficts.
Objective CDS1-1. Preserve and strengthen the visual and physical connections between the
neighborhood, beach, the salt marsh, State Beach Park, and the Downtown District.
CIRCULATION ELEMENT
Policy C'7 c. Provide safe mobility for
improvements and public facilitie s.
the
physically handicapped through the design of street
Policy C-7e: Provide continuous sidewalks, where appropriate, for safe pedestriqn circulation
and consider creative alternativesfor such issues.
Policy C-9o. Require well-designed walkways as a condition to new development approval.
Name of Project
PC Hearing Date: l0-04-10
Page 6
VI.
ACTION OPTIONS
1.
Allow the California Coastal Commission to act
2.
Choose not to allow the Coastal Commission to process a Consolidated Coastal
Development Permit and direct the applicant to submit a CDP application to the City
Community Development Department for the Santa Rosa and San Miguel Campgrounds
improvements.
as the decisionmaker for a Consolidated
Coastal Development Permit per $30601.3 of the California Coastal Act to allow
comprehensive review of the reconstruction of the Day Use Area and reconstruction of the
restrooms and minor improvements at the Santa Rosa and San Miguel Campgrounds at
Carpinteria State Beach. (staffl s recommendation)
VII. ATTACHMENTS
Exhibit 1
Exhibit 2
Site Plan, Floor Plans and Elevations
Permit Jurisdiction Boundary Map
EXHIBIT
1
Carpinteria State Beach Park
Site Plans, Floor Plans and Elevations
Planning Commission Hearing
October 4,2010
overview of the Proposed ADA lmprovements at carpinteria state Beach.
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Figure 10. Comfort Station Roof Plan at the Day Use Area, Carpinteria State Beach.
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Figure 11. Typical picnic facilities, located between the Day Use Area restrooms,
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Figure 12' Existing parking lot at the Day Use Area that would be restriped to provide
ADAcompliant parking spaces.
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Figure
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at the santa Rosa campground, carpinteria state Beach.
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Figure 14. Combination Building No. 4 Floor Plan for the Santa Rosa Campground, Carpinteria State Beach.
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the Santa Rosa and San Miguelcampgrounds.
Carpinteria Campground ADA lmprovement Project
18
Figure 18. Design Layout for Proposed ADA lmprovements at the San Miguel Campground, Carpinteria
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Carpinteria Campgrou nd ADA I mprovement pro¡ect
19
Figure 19. Combination Building No. 2 Floor Plan for the San Miguel Campground, Carpinteria State Beach.
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Figure 20. At the Sa.n Miguel Ca
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EXHIBIT
2
Carpinteria State Beach Park
Permit Jurisdiction Boundary Map
Planning Commission Hearing
October 4,2010
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