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Home My WebLink About2007-01-03; Planning Commission; ; GPA 06-02|MP 92-01B|LCPA 06-01|HMPP 06-11|SDP 05-16|HDP 05-11|CDP 05-51 - LA COSTA GLEN CORPORATE CENTERThe City of Carlsbad Planning Department EXHIBIT 5 A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: January 3, 2007 ItemNo. 0 Application complete date: August I 0, 2006 Project Planner: Barbara Kennedy Project Engineer: Chris Scobba SUBJECT: GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMPP 06-11/SDP 05-16/HDP 05-11/ CDP 05-51 -LA COSTA GLEN CORPORATE CENTER -Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a request for a recommendation of approval of a General Plan Amendment, Master Plan Amendment, Local Coastal Program Amendment, Habitat Management Plan Permit, Hillside Development Permit and Coastal Development Permit; and a request for approval of a Site Development Plan for the subdivision of 7.82 acres of land into two commercial lots and two open space lots, including the grading and construction of a 21,904 square foot office building located within Planning Area 2 of the Green Valley Master Plan on property generally located northwest of Calle Barcelona, west of El Camino Real, and north of Leucadia Boulevard on property located in the P-C zone in Local Facilities Management Zone 23. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6213 RECOMMENDING ADOPTION of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and ADOPT Planning Commission Resolutions No. 6214, 6215, 6216, 6217, 6219, and 6220 RECOMMENDING APPROVAL of GPA 06-02, MP 92- 0l(B), LCPA 06-01, HMPP 06-11, HDP 05-11, and CDP 05-51; and ADOPT Planning Commission Resolution No. 6218 APPROVING SDP 05-16, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The 7.82 acre site is located in the P-C zone within a portion of Planning Area 2 of the Green Valley Master Plan. The development proposal consists of a four-lot minor subdivision to create two commercial lots and two open space lots, and includes grading and construction of a 21,904 square foot office building on Lot 1. The· project includes a request for a Planning Commission recommendation of approval for a General Plan Amendment (GPA) and an amendment to the Green Valley Master Plan to designate the habitat preservation areas as Open Space; a Local Coastal Program Amendment (LCP A) to incorporate the Master Plan revisions into the Local Coastal Program (LCP) and update the LCP Land Use Map so that it is consistent with the proposed GP A; a Hillside Development Permit for the proposed grading; and Coastal Development Permit for the Minor Subdivision and construction of the proposed office building. The proposed office building requires Planning Commission approval of a Site Development Plan. The related Minor Subdivision (MS 05-28) application to subdivide the property into four GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pae 2 lots is subject to approval by the City Engineer and will be acted upon subsequent to the City Council's decision on the other requested actions. The site is located within the East Batiquitos Lagoon/Hunt Property Segment of the City's adopted Local Coastal Program (LCP) and is not within the California Coastal Commission appeal jurisdiction area of the Local Coastal Zone. A program EIR (EIR 93-02) was prepared for the Green Valley Master Plan, but the development proposal was found to have potentially significant impacts on the environment that were not evaluated in the Program EIR. Incorporation of the recommended mitigation measures will reduce the impacts to a less than significant level and a Mitigated Negative Declaration has been prepared for the project. As designed and conditioned, the project is in conformance with all City standards and staff is recommending approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The 7 .82 acre site is generally located northwest of Calle Barcelona, west of El Camino Real, and north of Leucadia Boulevard in the southwest quadrant of the City in Local Facilities Management Zone 23. The site has a Planned Community (P-C) zone designation and is located within a portion of Planning Area 2 of the Green Valley Master Plan. The subject property currently exists as a previously permitted vacant graded pad containing previously farmed areas, manufactured slopes, a settling basin, a potable water easement, disturbed lands and natural habitat. An open space preserve area is located on three sides of the site with the Forum shopping center located across Calle Barcelona to the southeast of the site. The proposed development would result in two commercial lots (Lots I and 2) and two open space lots (Lots 3 and 4). The area within Lot 2 is currently graded and suitable for development. An existing dirt access road would be improved to provide access to Lot 2 and to the upper development area within Lot 1. Sensitive vegetation communities observed on the property include Southern Maritime Chaparral (SMC) and Coastal Sage Scrub (CSS). The impacts have been designed to be consistent with the Habitat Management Plan (HMP) conservation goals which require conservation of the majority of sensitive habitats in or contiguous with biological core areas, including "no net loss" of wetland habitat and preservation of coastal sage scrub and maritime succulent scrub adjacent to the lagoons. The HMP requires additional conservation standards to be applied to properties in the Coastal Zone including a 20-foot buffer between development and all native habitats other than riparian and wetland habitats; preservation of 67% the CSS on site; and "no net loss" of CSS. A Program EIR was prepared for the Green Valley Master Plan and mitigation measures were included for biological impacts that resulted from grading pursuant to the Master Tentative Map for the Green Valley Master Plan. However, additional biological impacts were identified in the Preliminary Biological Assessment, prepared by Planning Systems, June 20, 2006. Therefore, a Mitigated Negative Declaration has been prepared for the development proposal and mitigation measures consistent with the City of Carlsbad HMP are recommended for the project. The La Costa Glen project includes grading and construction of a 21,904 square foot two-story office building and related parking and landscape areas on Lot 1. Development of Lot 2 is not go GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pae 3 proposed at this time, except for the construction of a 6-foot high plantable crib wall at the base of the slope adjacent to the access road to Lot 1. The site is located in the East Batiquitos Lagoon/Hunt Property Segment of the LCP and has a General Plan Land Use designation of C/O/RMH. A GP A is required to designate the two lots proposed as open space preserve area to an Open Space (OS) Land Use designation on the General Plan and to correct several mapping errors. The Master Plan Amendment would modify the Green Valley Master Plan to include the additional OS designation for Planning Area 2. An LCPA is required to incorporate these changes on the LCP Land Use Map and to approve the proposed modification to the Green Valley Master Plan. The project is subject to the following plans, ordinances, and standards: A. General Plan Commercial/Office/Residential Medium High (C/O/RMH) and Open Space (OS) designations; B. Green Valley Master Plan (MP 92-0l(A); C. Planning Area 2 of the Green Valley Master Plan and General Commercial (C-2) Zone (Municipal Code Chapter 21.28); D. Hillside Development Regulations (Municipal Code Chapter 21.95); E. Coastal Resource Protection Overlay Zone (Municipal Code Chapter 21.203); F. East Batiquitos Lagoon/Hunt Property Segment of the LCP; G. Habitat Management Plan; H. Subdivision Ordinance (Title 20 of the Municipal Code); and I. Growth Management Ordinance (Municipal Code Chapter 21.90) and Zone 23 Local Facilities Management Plan. The recommendation for the proposal 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. IV. ANALYSIS A. General Plan The General Plan Land Use designation for the Green Valley Master Plan properties are a combination district including Community Commercial (C), Office (0), Residential Medium- High Density (RMH) with an Open Space (OS) designation on the habitat preservation areas. The City Council approved the Master Plan in February 1996 and made the finding at that time that the Green Valley Master Plan implements the combination district General Plan land uses and is consistent with the goals, objectives and policies of the General Plan. The finding was based on the fact that the Master Plan provides for the following: (1) the provision of the necessary circulation element roadways and improvements (Levante Street, Calle Barcelona, and El Camino Real); (2) the protection and enhancement of the wetland and upland areas within protected open space lots; (3) the construction of a public trail; ( 4) the provision for affordable housing; and (5) compliance with the Local Facilities Management Plan Zone 23 for public g; GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e4 facilities and services. Based on this implementation and consistency relationship between the Green Valley Master Plan and the General Plan, it can be determined that if the La Costa Glen Corporate Center project is consistent with the various sections of the Green Valley Master Plan, - then it is also consistent with the General Plan. The project site is currently designated by the General Plan Land Use Map and Green Valley Master Plan for C/O/RMH land uses. The property is subject to the preservation standards of the Habitat Management Plan (HMP) and, as a property within the Coastal Zone, is subject to additional HMP conservation standards. As designed, the project complies with these conservation standards and results in the need to amend the General Plan to reflect the preservation of sensitive habitat within the two open space lots (Lots 3 and 4). Additionally, several areas within the adjacent OS preserve (Green Valley Lot 10) are incorrectly designated as C/O/RMH and should be designated as OS. Similarly, on the subject property (existing Lot 5) a remnant of OS is incorrectly shown and should be designated as C/O/RMH. The proposed GP A would correct these mapping errors and would designate the proposed project open space from C/O/RMH to OS on the General Plan Land Use and Open Space and Conservation Maps. The City's Habitat Management Plan requires designation of the open space preserve areas as Open Space on the General Plan Land Use and Open Space and Conservation Maps, concurrent with development. These actions are consistent with the General Plan Open Space Element and are in accordance with the intent and purpose of the open space zone to designate high-priority resource areas as open space at the time of development. The amendment will provide 2.67 acres of General Plan designated Open Space within Existing Lot 5 and an additional 1.85 acres • of OS designated land in Lot 10. Policy C.20 of the Open Space Planning and Protection Section of the General Plan Open Space and Conservation Element requires findings to adjust the boundaries of any open space shown on the "Official Open Space and Conservation Map" dated September, 1994. The necessary findings are: (1) The proposed open space is equal to or greater than the area depicted on the Official Open Space Map. The existing 0.31 acres of OS designated land on Lot 5 will be modified to delete 0.23 acres which currently extend onto the previously graded pad and graded brush management slopes on the lower portion of Lot 5. The proposed adjustment in open space boundaries will increase the acreage designated as OS on Lot 5 from approximately 0.31 acres to 2.67 acres, for a net gain of 2.36 acres and will add an additional 1.85 acres of OS designated lands within the open space preserve on Lot 10. (2) The proposed open space area is of environmental quality equal to or greater than that depicted on the Official Open Space Map. The open space adjustment will eliminate the C/O/RMH land use designations on areas proposed as open space preserve and will remove the OS designation from the developed and brush management areas on Lot 5. GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pae 5 (3) The proposed adjustment to open space is within close proximity to the open space presently shown on the Official Open Space Map. The proposed amendment will change and increase the acreage of open space within the project - boundaries by adding 1.85 acres of OS within Lot 10 and designating on Lot 5 an additional 2.59 acres of OS for a total of 2.67 acres of OS on Lot 5. The additional open space is contiguous with existing open space. B. Green Valley Master Plan An amendment to the Green Valley Master Plan is required to reflect the additional Open Space (OS) General Plan Land Use designation and underlying zoning designation of Open Space within a portion of PA 2. This minor revision would be incorporated into the Development Standards section for Planning Area 2 of the Green Valley Master Plan. The text additions are shown in ''underlined text" as "Exhibit MP 92-0l(B)" of the ordinance proposed for adoption. C. Planning Area 2 of the Green Valley Master Plan and General Commercial (C-2) Zone The project is located within a portion of Planning Area 2 (PA 2) of the Green Valley Master Plan which allows up to 300,000 square feet of commercial/retail uses, subject to approval of a Site Development Plan (SDP) by the Planning Commission. The majority of PA 2 has been developed with the 265,000 square foot Forum shopping center. The subject site includes the remaining undeveloped portion of PA 2 located on the western side of Calle Barcelona which may be developed with up to 35,000 square feet of commercial/retail uses. The development proposal includes the grading and construction of a 21,904 square foot office building on Lot 1 of the proposed minor subdivision. Lot 2 is not proposed for development at this time, with the exception of a 6-foot high plantable crib wall that would be constructed at the base of the access driveway. The Master Plan specifies the maximum square footage allowed for development of PA 2, and therefore, based on the current existing and proposed development, Lot 2 would be limited to approximately 13,000 square foot of future commercial/retail uses. The proposed office development on Lot 1 is subject to the development standards of the Green Valley Master Plan and the C-2 zone and meets or exceeds all applicable requirements as demonstrated in Table A below. TABLE A-DEVELOPMENT STANDARDS COMPLIANCE STANDARD REQUIRED/PERMITTED PROPOSED Land Use Retail commercial uses which Corporate office for the La cater directly to the consumer and Costa Glen continuing care uses as defined in the C-2 zone community (General Commercial) Building Height 35' 34' GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e 6 TABLE A-DEVELOPMENT STANDARDS COMPLIANCE (Continued) STANDARD REQUIRED/PERMITTED PROPOSED Building Setbacks 25' + 1 ½' for every foot of The proposed building is over building height over 25' from 520' from Calle Barcelona. Calle Barcelona (38.5' required) Parking and vehicular circulation The proposed parking and require a 10' setback from Calle circulation areas are over 380' Barcelona from Calle Barcelona 15' from general public vehicular 15 '-9" or greater distance to circulation vehicular circulation 5' from public utility easements 5' or greater from water line easement 25' setback from perimeter 40' or greater from perimeter property lines property lines Lot Coverage Determined by compliance with Complies with standards setbacks, parking, circulation and landscaping requirements Maximum square footage 300,000 sf allowed for PA 2 The Forum shops: 265,000 sf Proposed Lof 1 : 21,904 sf Future Lot 2: 13,096 sf Parking I space /250 sf (88 spaces req'd) I 00 spaces provided 40% compact allowed 11 % compact (9 spaces) 1 % motorcycle parking 2% (2 spaces -not incl. in total) The proposed office building complies with the design criteria of the Master Plan including architecture, roof design, screening, refuse collection and landscaping. The building design relates to the adjacent Forum shopping center while maintaining its own character as an office building. The building features a prominent entrance element and stepped comers with trellises. The main entrance has an arched entry way with clear glass similar to entries at the shopping center, with a metal canopy at the second floor that reduces the scale of the building. Stone veneer, glass block inserts and metal headers accent the stucco building and result in a building form and use of building materials that is compatible with the shopping center. The landscape plans have been reviewed for conformance with the Green Valley Master Plan. The plans comply with the landscape guidelines for planting within the fire protection zone; for planting within the interface between development and open space; and planting within the development areas. D. Hillside Development Regulations The site has a grade elevation change greater than 15 feet and slopes greater than 15% and therefore requires a Hillside Development Permit. Hillside conditions have been properly GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51- LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e7 identified on the constraints map which show existing and proposed conditions and slope percentages. Undevelopable areas of the project, i.e., slopes over 40%, have been properly identified and are within proposed open space Lots 3 and 4. The site contains "dual criteria" - slopes which are defined as slopes greater than 25% possessing endangered species and/or coastal sage scrub and chaparral plant communities within the coastal zone. 8.7% of the dual • criteria slopes will be impacted by the development proposal primarily due to construction of the access road to Lot 1. The portions of the site proposed for development generally contain slopes with a gradient of 15% or less. These areas are considered developable per the Hillside Ordinance and Coastal Resource Protection Overlay Zone. The development complies with the Hillside Ordinance and guidelines in that grading is within the acceptable quantity range with 7,933 cu. yds/acre, no slopes over 40 feet are being created as a result of the grading scheme, the building proposed on Lot 1 observes the required slope edge building setback from top of slope, and all manufactured slopes will be landscaped in accordance with the City's Landscape Guidelines Manual. E. Coastal Resource Protection Overlay Zone The development is subject to the Coastal Resource Protection Overlay Zone, Chapter 21.23 of the Carlsbad Municipal Code. The Coastal Resource Protection Overlay Zone identifies five areas of protection: steep slopes and vegetation; 2) drainage, erosion, sedimentation, habitat; 3) landslides and slope instability; 4) seismic hazards; and, 5) floodplain development. The project's compliance with these areas of concern is discussed below: 1. Slopes greater than 25% possessing endangered species and/or coastal sage scrub and chaparral plant communities are protected in the coastal zone. If application of the policy precludes any reasonable use of the property, then up to a 10% encroachment may be permitted. The site contains "dual criteria" slopes which are classified as slopes with an inclination of 25% or greater and containing sensitive habitat (Southern Maritime Chaparral (SMC) and Coastal Sage Scrub(CSS)). The proposed project would impact 8.7% of the 3.45 acres mapped as "dual criteria" slopes primarily as a result of the construction of an access road to the upper development pad. The road would be aligned with the existing dirt access road. No impact to SMC is proposed and the SMC and remaining CSS will be preserved within two deed restricted open space lots, and will be conveyed to an appropriate conservation entity together with an endowment to ensure long-term biological maintenance of these areas, consistent with the HMP. The Coastal Sage Scrub that will be impacted will be mitigated by a combination of off- site creation, substantial restoration, and enhancement consistent with the City of Carlsbad Habitat Management Plan. 2. Special erosion control measures must be included as conditions of approval. These "special" measures are standard measures required by the City's Grading Ordinance and are included as conditions of approval. As designed and conditioned, the proposed project will adhere to the City's Master Drainage and Storm Water Quality Management GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pae 8 Plan and Grading Ordinance to avoid increased run off and soil erosion. All graded areas must also be landscaped for erosion control prior to October 1 of each year. If nesting gnatcatchers are present onsite, then grading may typically not occur from February 1 - through September 15. Since gnatcatchers have been identified on site, mitigation measures are included to reduce noise impacts resulting from construction activities during the bird nesting season. 3. The Preliminary Geotechnical Investigation (Leighton and Associates, Inc., September 2005) indicates that the site contains topsoil and undocumented artificial fills that were placed during the previous construction activities, and that the site is underlain by the Santiago Formation. The report recommends removal and recompaction of compressible materials in accordance with the earthwork and grading specifications in the Geotechnical Report. The report indicates there is no indication of ancient landslides on the subject property. 4. The Preliminary Geotechnical Investigation (Leighton and Associates, Inc., September 2005) states that no active or potentially active faults are known to exist on or in the vicinity of the site. Furthermore, the potential for liquefaction is considered to be very low due to the dense nature of the underlying formational material and lack of a shallow permanent groundwater table. 5. No part of the site is within the 100 year floodplain. The project would result in impacts to sensitive vegetation communities and sensitive wildlife species, as discussed in greater detail in the attached Mitigated Negative Declaration. Mitigation measures, as outlined in the attached Mitigation Monitoring and Reporting Program, are incorporated to reduce these impacts to a less than significant level through a combination of on- site preservation of habitat, off-site habitat creation, substantial restoration and enhancement, and payment of in-lieu fees for impacts to non-native grasslands and disturbed areas. Impacts to coastal California gnatcatcher will be avoided by removing CSS during the non-breeding season. F. East Batiquitos Lagoon/Hunt Properties Segment of the LCP The site is located within the East Batiquitos Lagoon/Hunt Properties segment of the City's adopted Local Coastal Program (LCP) and is outside of the California Coastal Commission jurisdiction appeal area. In 1996 the City Council and the Coastal Commission approved an amendment to the East Batiquitos Lagoon/Hunt Properties Segment of the LCP to designate the Green Valley Master Plan as the implementing ordinance for the portion of the LCP covering the Green Valley property. Based on this implementation and consistency relationship between the Green Valley Master Plan and the LCP, it can be concluded that if the La Costa Glen Corporate Center project is consistent with the Master Plan, it is also consistent with the Land Use Policies of the East Batiquitos Lagoon/Hunt Properties Segment of the LCP. The LCP A is required in order to implement the proposed amendment to the General Plan Land Use and Open Space and Conservation Maps to modify the boundaries of the C/O/RMH and OS GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e9 land use designations on the LCP Land Use Map. Additionally, it would incorporate the new OS designation into the text for PA 2 of the Green Valley Master Plan. The LCP A will result in consistency between the General Plan Land Use and Open Space and Conservation Maps, Green·· Valley Master Plan, and the LCP Land Use designations for the site. No comments were received during the required six-week LCPA public notice of availability period (November 10, 2006 -December 22, 2006). • G. Habitat Management Plan The proposed project is consistent with the Carlsbad Habitat Management Plan (HMP) for Natural Communities. The project site is located within the Core 8 Focus Planning Area which includes Batiquitos Lagoon and Green Valley. The HMP describes this area as containing critical vegetation communities including maritime succulent scrub, saltmarsh, and southern maritime chaparral (SCM). The SMC in Green Valley supports critical populations of Del Mar manzanita and Encinitas baccharis as well as major populations of wart-stemmed ceanothus. Development of the Green Valley Master Plan and the La Costa Glen properties occurred prior to the City's adoption of the HMP. However, portions of the Green Valley Master plan were designated as open space preserve areas. The subject property is adjacent to a 108 acre parcel that was designated as an open space lot (Lot 10) and is included on Figure 5 of the HMP as an Existing Hardline Conservation Area. The proposed project is not located within the hardline open space per the adopted HMP, and is therefore allowed for development. The site is considered to be a "Standards Area" and the project impacts have been designed to be consistent with the HMP conservation goals which require conservation of the majority of sensitive habitats in or contiguous with biological core areas, including "no net loss" of wetland habitat, and preservation of coastal sage scrub and maritime succulent scrub adjacent to the lagoons. The HMP requires additional conservation standards to be applied to properties in the Coastal Zone. For this project, a 20-foot buffer is required between preserved habitats and development. The project must preserve a minimum of 67% of the CSS on site. Additionally, there shall be "no net loss" of SMC or CSS. Project impacts to SMC and CSS require a 3: 1 and 2: 1 mitigation ratio, respectively; with a minimum 1: 1 creation component that achieves the "no net loss" standard. On-site preservation is not eligible for mitigation credit in the Coastal Zone. Surveys for California gnatcatcher were conducted and the site was found to be occupied. The HMP requires that there be no net loss of habitat within the coastal zone. Thus, habitat creation or substantial restoration (subject to consultation and concurrence of the wildlife agencies and the California Coastal Commission) must account for at least half (1: 1) of the required mitigation (2: 1) with the remainder of the mitigation obligation to be satisfied pursuant to the provisions of the HMP. Pursuant to the HMP the project is conditioned to mitigate for the following impacts as shown in Table B below. GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e 10 TABLE B: VEGETATION IMPACTS ASSESSMENT EXISTING IMPACTED HMP REQUIRED REMAINING PLANT COMMUNITY ACRES ACRES(!) MITIGATION RATIO Southern Maritime 0.56 0.00 3:1 Chaparral (SMC) Coastal Sage Scrub 1.10 0.63 2:1 (L) (CSS) Revegetated Coastal 1.88 0.35 2;} (L) Sage Scrub (RCSS) (4) Brush Managed 0.92 0.35 NIA Revegetation (BMR) Non-Native 1.57 1.50 0.5:1 grasslands (NNG) Developed (DEV) 0.46 0.30 NIA Disturbed Habitatl~J 1.33 0.12 Fee (DIS) fOTAL 7.82 3.25 as noted l'J Including Fuel Modification Management Areas (Brush Management). (Zl Mitigation Ratio for Occupied CSS. MITIGATION 0 1.26(J) 0.70\J) 0 Fee 0 Fee 1.96 + Fee (3l Mitigation is to be accomplished through off-site creation, restoration, and enhancement. l4l Previously revegetated CSS is considered habitat subject to HMP listed mitigation ratios. <5l The disturbed area fronting Calle Barcelona is a previously permitted development pad. ACRES 0.56 0.47 1.53 0.57 0.07 0.16 1.21 4.57 REMAINING MITIGATION' 0 0 0 0 0 0 0 0 As shown above, the proposed development results in impacts to occupied CSS, areas currently designated as Brush Management, Non-native Grasslands, and developed and disturbed habitat. In accordance with the HMP Standard 7-2, the project will preserve 67.1 % of the existing CSS and Revegetated CSS and will mitigate at a 2:1 ratio for impacts to a total of 0.98 acres of CSS through off-site creation, restoration and enhancement of CSS within other areas of the Green Valley Master Plan (Lot 10 and adjacent to riparian habitat near El Camino Real) to ensure "no net loss" of this habitat type. Plans for the revegetation, substantial restoration, and enhancement of CSS in the areas shown in the Preliminary Biological Assessment (Planning Systems, dated June 20, 2006) shall be subject to the consultation and concurrence of the U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and Game (CDFG) and the approval of the City of Carlsbad prior to issuance of a grading permit or recordation of the Final Map, which ever occurs first. The California Coastal Commission shall be notified and provided an opportunity to comment upon proposed substitutions of substantial restoration for the required creation component. The areas proposed for off-site creation, restoration and enhancement are discussed in more detail in the Mitigation Measures of the attached Mitigated Negative Declaration. No impacts will occur to Southern Maritime Chaparral. The majority of impact occurs within the non-native grasslands and disturbed area of the site with 1.5 and 0.12 acres of impact, respectively. The HMP allows impacts to non-native grasslands and disturbed habitat to be mitigated by payment of an in-lieu habitat mitigation fee. No mitigation is required for impacts GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e 11 to disturbed habitat or existing brush-managed vegetation. Additionally, the project will provide the required 20 foot buffer between preserved habitats and development.· All habitat preserved on-site will be placed within two separate open space lots. The additional 2.67 acres of open space (Lots 3 and 4) will be protected by a conservation easement and an endowment will be established for the management, monitoring and reporting of the habitat in perpetuity. Title to the open space parcel will need to be transferred to an appropriate land trust (biological) entity. Additionally, in order to prevent negative effects on the adjacent open space, mitigation measures are included to address the interface between development and habitat with regard to fire management; erosion control; landscaping restrictions; fencing, signs and lighting; and predator and exotic species control. As mentioned previously, the subject property is adjacent to Lot 10 of the Green Valley subdivision (CT 92-08). Over 108 acres of open space area within Lot 10 are protected by a conservation easement. To comply with the requirements of the HMP, appropriate funding must be provided to ensure for long-term maintenance and monitoring of the property and the property owner was conditioned under the previous amendment to the La Costa Glen Retirement Community (SDP 98-0l(A)) to provide an endowment for this purpose. Additionally, title to the open space parcel (Lot 10) will need to be transferred to an appropriate land trust (biological) entity. The property owner is in the process of fulfilling these conditions for J;,ot 10. The current project is conditioned through the HMP permit to satisfy these same requirements for the two open space parcels that will be created as part of the La Costa Glen Corporate Center project and to ensure that the conditions have been fulfilled for the existing open space within Lot 10. Through the Consistency Findings of the Habitat Management Plan Permit (HMPP 06-11) the project open space preserve will be mapped as a Hardline Conservation area, contiguous to the existing hardline conservation area (Lot 10) and will be restricted from any future development potential. H. Subdivision Ordinance The Engineering Department has reviewed the proposed Minor Subdivision (MS 05-28) for all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The City Engineering Department will consider and take action on the Minor Subdivision subsequent to the Planning Commission and City Council approval of the discretionary actions. Draft conditions of approval are included as attachment 13 to the staff report. The proposed 4-lot subdivision will create two commercial lots and two open space lots. There are no minimum lot sizes specified in the C-2 zone or the Master Plan for this property. Access to the future development pad on Lot 2 will be via the proposed driveway to Lot 1 and the project is conditioned (through the minor subdivision) to record a reciprocal access agreement between Lots 1 and 2. All infrastructure improvements are required to be installed concurrent with development. The two open space lots will be deed restricted as open space, and will be conveyed to an appropriate conservation entity together with an endowment to ensure long-term biological maintenance, monitoring and reporting of these areas, consistent with the HMP. GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e 12 I. Growth Management (LFMP Zone 23) The proposed project is located within Local Facilities Management Zone 23 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 C below. TABLE C -GROWTH MANAGEMENT COMPLIANCE STANDARDS IMPACTS COMPLIANCE City Administration NIA Yes Library NIA Yes Waste Water Treatment 10.16 EDU Yes Parks NIA Yes Drainage Batiquitos Lagoon Watershed Yes Circulation 438 ADT Yes Fire Station No. 2 Yes Open Space 2.67 acres preserved Yes Schools NIA Yes Sewer Collection System 10.16 EDU Yes Water 2,235 GPD Yes The project is 13,096 square feet under the Growth Management projection of 300,000 square feet anticipated in the Zone 23 LFMP for Planning Area 2 of the Green Valley Master Plan. Planning Area 2 includes the Forum shopping center and the subject property. The Forum shops contain 265,000 square feet of commercial area, and proposed development on Lot I includes 21,904 square feet of office. Therefore, future construction of Lot 2 will be limited to approximately 13,906 square feet of commercial/retail uses. V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff has analyzed the project and has concluded that potentially significant impacts could result with the implementation of the project that were not previously examined and evaluated in the certified Green Valley Master Plan Final Program Environmental Impact Report (EIR 93-02). EIR 93-02 evaluates the potential environmental effects of the development and operation of the Green Valley Master Plan and associated actions inclusive of the proposed project reviewed herein. The City Council certified EIR 93-02 on February 6, 1996. At that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to determine if the project could have any potentially significant impacts on the environment that were not previously analyzed. The initial study for the project concluded that GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pae 13 potentially significant impacts to biological resources could result from the proposed development. The project will result in impacts to 0.98 acres of Coastal Sage Scrub, 1.50 acres of non-native grassland and 0.12 acres of disturbed habitat. All of the Southern Maritime Chaparral will be preserved and the project will preserve 67 .1 % of the CSS on site. Mitigation for impacts to CSS habitat is required at a 2: 1 ratio and will consist of off-site habitat creation, restoration, and enhancement to ensure compliance with the "No Net Loss" policy. Impacts to California gnatcatcher will be avoided by removing Coastal Sage Scrub during the non-breeding season. Impacts to non-native grasslands and disturbed habitat will be mitigated by payment of an in-lieu mitigation fee. All . additional mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 93-02 applicable to the proposed La Costa Glen Corporate Center project have been completed, incorporated into the project design, or are required as conditions of approval for the project. The EIR 93-02 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Green Valley Master Plan Final Program EIR. The developer has agreed to the mitigation measures outlined in the c1:ttached Mitigation Monitoring and Reporting Program to reduce the identified impacts to below a level of significance in accordance with CEQA. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration was published in the newspaper and sent to the State Clearinghouse for public agency review. Comments from Caltrans, the Native American Heritage Commission and USFWS were received during the 30-day public review and comment period from November 19, 2006 to December 18, 2006. The letters and responses are included as attachments to the staff report. ATTACHMENTS: 1. Planning Commission Resolution No. 6213 (Mit.Neg.Dec.) 2. Planning Commission Resolution No. 6214 (GPA) 3. Planning Commission Resolution No. 6215 (MP) 4. Planning Commission Resolution No. 6216 (LCPA) 5. Planning Commission Resolution No. 6217 (HMPP) 6. Planning Commission Resolution No. 6218 (SDP) 7. Planning Commission Resolution No. 6219 (HDP) 8. Planning Commission Resolution No. 6220 (CDP) 9. Location Map 10. Background Data Sheet 11. Local Facilities Impact Assessment Form 12. Disclosure Statement 13. Draft Conditions for MS 05-28. 14. Letter from Caltrans dated November 30, 2006 and staff response dated December 12, 2006 91 GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMP 06-11/SDP 05-16/HDP 05-11/CDP 05-51 - LA COSTA GLEN CORPORA TE CENTER January 3, 2007 Pa e 14 15. Letter from Native American Heritage Commission dated December 11, 2006 and staff response dated December 21, 2006'. 16. Letter from USFWS dated December 20, 2006 and staff response dated December 21, ~ 2006. 17. Reduced Exhibits 18. Exhibits "A" -"R" dated January 3, 2007 CASE NO: BACKGROUND DAT A SHEET GPA 06-02/MP 92-0l{B)ILCPA 06-01/HMPP 06-11/SDP 05-16/HDP 05-11/ CDP 05-51 CASE NAME: LA COSTA GLEN CORPORATE CENTER APPLICANT: Continuing Life Communities, LLC REQUEST AND LOCATION: Request for a recommendation of adoption for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program: a request for a recommendation of approval for a General Plan Amendment, Master Plan Amendment, Local Coastal Program Amendment, Habitat Management Plan Permit, Hillside Development Permit and Coastal Development Permit; and a request for approval of a Site Development Plan for the subdivision of 7.82 acres ofland into two commercial lots and two open space lots, including the grading and construction of a 21,904 sf office building on Lot 1 located within Planning Area 2 of the Green Valley Master Plan on property generally located northwest of Calle Barcelona, west of El Camino Real, and north of Leucadia Boulevard on property located in the P-C zone in Local Facilities Management Zone 23. LEGAL DESCRIPTION: Lot 5 of City of Carlsbad Tract No. 92-08 Green Valley, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No 13997, as filed in the Office of the County recorder of San Diego County, July 10, 2000. APN: 255-012-05 Acres: 7.82 Proposed No. of Lots/Units: _4-'------------- GENERAL PLAN AND ZONING Existing Land Use Designation: Commercial/Office/Residential Medium-High and Open Space Proposed Land Use Designation: Commercial/Office/Residential Medium-High and Open Space Density Allowed: NI A Density Proposed: =--N:.;_:/ A:...::.,_ _________ _ Existing Zone: Planned Community (P-C) Green Valley Master Plan Proposed Zone: _ ___.cN_/-"-A~ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Site P-C C/O/RMH and OS North P-C C/O/RMH and OS South P-C R/O/RMH East P-C R/O/RMH West P-C OS Current Land Use Vacant La Costa Glen Retirement Community/ Open Space Preserve Forum Shopping Center Forum Shopping Center Open Space Preserve Revised 01/06 93 LOCAL COASTAL PROGRAM Coastal Zone: ~ Yes O No Local Coastal Program Segment: Batiquitos Lagoon/Hunt Properties Segment Within Appeal Jurisdiction: D Yes ~ No Coastal Development Permit: (g] Yes D No Local Coastal Program Amendment: ~ Yes O No Existing LCP Land Use Designation: ~C_/O_/RM_~H_a_n~d~O~S _____________ _ Proposed LCP Land Use Designation: -=-C-'---/O=/RM=-==H'-a=n=d'-O-=-=S _____________ _ Existing LCP Zone: P-C. Proposed LCP Zone: _P_-C ________ _ PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: -=-O_li_v~enh~a~in __________ _ Sewer District: Leucadia County Equivalent Dwelling Units (Sewer Capacity): ~1~0._1~6_E_D_U~------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ ~ Mitigated Negative Declaration, issued _Ja_n_u_a_ry~3~,~2_0_0_7 ___________ _ ~ Certified Environmental Impact Report, dated January 23, 1996 -Green Valley Master Plan Final Program Environmental Impact Report (EIR 93-02) D Other, ___________________________ _ Revised O 1106 9Lf CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: GPA 06-02/MP 92-0l(B)/LCPA 06-01/HMPP 06-11/SDP 05-16/HDP 05-111 CDP 05-51 -LA COSTA GLEN CORPORATE CENTER LOCAL FACILITY MANAGEMENT ZONE: 23 GENERAL PLAN: -=C-'-"/O'-'-/RM=-=-'=H=------- ZONING: Planned Community (P-C) DEVELOPER'S NAME: Continuing Life Communities, LLC ADDRESS: 1940 Levante Street Carlsbad, CA 92009 PHONE NO.: 760-704-6265 ASSESSOR'S PARCEL NO.: 255-012-05 ------------ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -'--'7.=82"------- ESTIMATED COMPLETION DATE: ________________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Library: Demand in Square Footage= .=....;N"""IA-=-------- Demand in Square Footage =N .=....;~IA-=-------- Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Demand in Acreage = Demand in CFS = 10.16 EDU NIA 102.3 CFS Identify Drainage Basin= Batiquitos Lagoon Watershed (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No.= Open Space: Acreage Provided = Schools: Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 438 ADT 2 2.67 acres NIA 10.61 EDU Leucadia 2,235 GPD L. The project is 13,000 square feet under the Growth Management projection of 300,000 • square feet for Planning Area 2 of the Green Valley Master Plan. City of C·arlsbad l@Ei,i,ii,i·l·l=i·EIIU,t§,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. 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 ------------ Address __________ _ 2. OWNER (Not the owner's agent) Corp/Part Continuing Life Communities, LLC Title -------------- Address 1940 Levante St Carlsbad, CA 92009 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 (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 ----------- Tit I e ___________ _ Address ----------- Corp/Part Continuing Life Communities, LLC Title -------------- Address 1940 Levante St Carlsbad CA 92009 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ ( 3. NON-PROFIT ORGANIZATION 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? D Yes 1:8:1 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 knowledge. ~ M,l £ c,o,o, ~ c.O,O. Signatur~ate SignattJf applicant/date 1:" CO lA "-ti ~"\Vl V\7 L, fc Co~\.\ ry\ iJ n i4-ttc Cor"\ 'i-1 ~ vV\-~ L i'{'-i Co VV\ l/4r\ Uvi ,1 (~ ~ Print or type name of owner Print or type nameof applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 97 December 19, 2006 Continuing Life Communities, LLC 1940 Levante Street Carlsbad, CA 92009 LA COSTA GLEN OFFICES (MS 05-28) MINOR SUBDIVISION (MS) DRAFT PRELIMINARY CONDITIONS OF APPROVAL The City Engineer has made a preliminary decision, pursuant to Section 20.24.120 of the City of Carlsbad Municipal Code, to approve the Tentative Parcel Map for the subject minor subdivision, subject to the conditions listed below. The preliminary conditions are: ENGINEERING CONDITIONS NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed Tentative Parcel Map, must be met prior to approval of a Parcel Map, a grading permit, or building permit(s), which ever occurs first. General 1. The applicant may request a review of the preliminary conditions within ten ( 10) days of the date of this approval. The request must be submitted in writing to the City Engineer in accordance with Section 20.24.120 through 140 of the Carlsbad Municipal Code. 2. This Tentative Parcel Map approval shall expire twenty-four (24) months from the date of the letter containing the final decision for Tentative Parcel Map approval. 3. Developer shall submit to the City Engineer, a reproducible 24" x 36", mylar copy of the Tentative Parcel Map and a digital copy of said map (in AutoCAD format, latest version) reflecting the conditions approved by the final decision making body including any applicable Coastal Commission approvals. The reproducible shall be submitted to the City engineer, reviewed and, if acceptable, signed by the City's project engineer and project planner prior to submittal of the building plans, Parcel Map, improvement or grading plans, whichever occurs first. The digital file copy shall be submitted in a format as approved by the City Engineer. 4. The Parcel Map shall comply with the Planning Department memorandum for Minor Subdivision No. MS 05-28 as well as the Planning Commission conditions contained in the resolutions of approval for CDP 05-51, GPA 06-02, HOP 05-11, LCPA 06-01, SOP 05-16, MP 92-1B, SUP 04-09, and HOP 04-08. Approval of this project subject the approval of CDP 05-51, GPA 06-02, HOP 05-11, LCPA 06-01, SOP 05-16, MP 92-1B, and the conditions contained in the resolutions of approval for said projects. C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\Smart PCA.doc Last printed 12/20/2006 10:39:00 AM Page 1 of7 File MS 05-28 #2R DRAFT 5. Developer shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, agents, officers, and representatives, from and against any and all liabilities, losses, damages, demands, claim and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Tentative Parcel Map, (b) City's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, including an action filed within the time period specified in Government Code Section 66499 .3 7. 6. Unless specifically allowed, no variance from City Standards is authorized by virtue of the approval of this Tentative Parcel Map. 7. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements: streets, storm drain facilities, sewer, landscape and irrigation, located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. Fees/Agreements 8. All fees and deposits shall be paid prior to approval of the Parcel Map. 9. Developer shall cause property owner to process, execute and submit an executed copy to the City Engineer for recordation, a City Standard deed restriction on the property which relates to the proposed cross lot drainage through proposed and existing downstream drainage improvements as shown on the Tentative Parcel Map. The deed restriction document shall be in a form acceptable to the City Engineer and shall: a) Clearly delineate the limits of the drainage course; b) State that the drainage course is to be maintained in perpetuity by the underlying property owner; and c) State that all future use of the property along the drainage course will not restrict, impede, divert or otherwise alter drainage flows in a manner that will result in damage to the underlying and adjacent properties or the creation of a public nuisance. 10. The private storm drain connection within a public drainage easement will require encroachment agreement to be recorded prior to issuance of building permits. 11. Developer shall pay the Batiquitos/San Marcos Creek Local Drainage Area Fee prior to approval of the Parcel Map. C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 I 0:39:00 AM Page 1 of 7 File: MS 05-28 #2R 9P DRAFT 12. Developer shall cause property owner to process, execute and submit an executed copy to the City Engineer for recordation, a City standard Best Management Practice (BMP) Maintenance Agreement for the perpetual maintenance of all treatment control and applicable site design and source control post-.. construction permanent BMP's prior to the issuance of a grading permit, building permit or recordation of Parcel Map, whichever occurs first for this Project. Grading 13. Prior to the issuance of a grading permit or building permit, whichever occurs first, Developer shall submit to the City Engineer proof that a Notice oflntent (NOi) for the start of work has been submitted to the State Water Resources Control Board. 14. Based upon a review of the proposed grading and the grading quantities shown on the Tentative Parcel Map, a grading permit for this project is required. Developer shall apply for and obtain a grading permit from the City Engineer prior to issuance of a building permit. 15. Developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. Developer shall provide improvements constructed pursuant to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include but not be limited to notifying prospective owners and tenants of the following: a. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. b. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. c. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. 16. Prior to the issuance of grading permit or building permit, whichever occµrs first, Developer shall submit for City approval a "Storm Water Pollution Prevention Plan (SWPPP)." The SWPPP shall be in compliance with current requirements and provisions established by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Requirements. The SWPPP shall address measures to reduce to the maximum extent practicable storm water pollutant runoff during construction of the project. At a minimum, the SWPPP shall: a. include all content as established by the California Regional Water Quality Control Board requirements; C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 10:39:00 AM Page 2 of7 File: MS 05-28 #2R /oa DRAFT b. include the receipt of "Notice oflntent" issued by the California Regional Water Quality Control Board; c. recommend source control and treatment control Best Management Practices (BMPs) that will l:>e implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to adjacent properties, the City right-of-way or natural drainage course; and d. establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to employee education on the proper procedures for handling clean up and disposal of pollutants. 17. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Management Plan (SWMP)" report, prepared by a civil engineer with current registration in the state of California. The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of the California Regional Water Quality Control Board (RWQCB) and City of Carlsbad Municipal Code, or any subsequent revisions as adopted by the City or RWQCB. The SWMP shall include measures to avoid contact, filter, or otherwise treat said pollutants from storm water, to the maximum extent practicable, for the post-construction stage of the project in perpetuity. At a minimum, the SWMP shall: a. identify existing and post-development on-site pollutants-of-concern; b. identify the hydrologic unit this project contributes to and impaired watetbodies that could be impacted by this project; c. recommend site design, source control and treatment control Best Management Practices (BMP's) that will be implemented with this project to avoid contact, filter, or otherwise treat said pollutants from storm water to the maximum extent practicable before discharging offsite; d. establish specific operation and maintenance procedures for for all applicable site design, source control and treatment control BMP's in addition to handling spills and routine clean up. Special considerations and effort shall be applied to employee education on the proper procedures for handling clean up and disposal of pollutants; e. propose a city approved mechanism to ensure long-term maintenance of all post construction BMP's that includes maintenance and operation records that are required to be maintained for a minimum of five (5) consecutive years, in perpetuity; and f. identify how post-development runoff rates and velocities from the site will not exceed the pre- development runoff rates and velocities to the maximum extent practicable. Dedications/Improvements 18. Developer shall cause Owner to execute a covenant of easement for private storm drain and drainage improvements within existing Jot 5 of Map 13997 as shown on the Tentative Parcel Map. The obligation to execute and record the covenant of easement shall be shown and recording information C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 I 0:39:00 AM Page 3 of7 File: MS 05-28 #2R /01 DRAFT called out on the Parcel Map. Developer shall provide City Engineer with proof of recordation prior to issuance of grading permit or building permit, whicherver occurs first. 19. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the City Engineer, prior to or concurrent with any grading or building permit. 20. Developer shall provide the design of all private streets and drainage systems to the satisfaction of the City Engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the City. Developer shall pay the standard improvement plancheck and inspection fees. 21. Prior to issuance of a grading permit, or building permit, which ever occurs first, Developer shall have designed, apply for and obtain approval of the City Engineer, for the structural section for the access aisles with a traffic index of 5 .0 in accordance with City Standards due to truck access through the parking area and/or aisles with an ADT greater than 500. The structural pavement design of the aisle ways shall be submitted together with required R-value soil test information and approved by the City Engineer as part of the building or grading plan review whichever occurs first. 22. Based upon a review of the proposed improvements on the Tentative Parcel Map, a Right-of-Way (ROW) permit for this project is required for proposed connections to existing potable and reclaimed water mains and the construction of public water mains through proposed on site dedicated easements. Developer shall apply for and obtain a ROW permit from the City Engineer prior to issuance of a building permit. Carlsbad Municipal Water District 23. The Developer shall meet with and obtain approval from the Leucadia Wastewater Di~trict regarding sewer infrastructure available or required to serve this project. 24. The Developer shall meet with and obtain approval from the Olivenhain Municipal Water District regarding potable water infrastructure available or required to serve this project. 25. Prior to approval of improvement plans or Parcel Map, Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. 26. The Developer shall design and construct public water facilities substantially as shown on the Tentative Parcel Map to the satisfaction of the District Engineer. Proposed public facilities shall be reflected on public improvement plans. 27. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the District Engineer has determined that adequate water and sewer facilities are available at the time of occupancy. A note to this effect shall be placed on the Parcel Map as non-mapping data. C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 10:39:00 AM Page 4 of7 File: MS 05-28 #ZR DRAFT 28. The Developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the Tentative Parcel Map to the satisfaction of the District Engineer. PLANNING CONDITIONS 29. This approval is granted subject to the approval of (CDP 05-51, GPA 06-02, HDP 05-11, LCPA 06-01, SDP 05-16, MP 92-lB) and is subject to all conditions contained in (CDP 05-51, GPA 06-02, HDP 05- 11, LCPA 06-01, SDP 05-16, MP 92-1B). Parcel Map Notes 30. Developer shall show on Parcel Map the net developable acres for each parcel. 31. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. Special Conditions 32. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the Tentative Parcel Map are for planning purposes only. Developer shall pay traffic impact fees based on Section 18.42 of the City of Carlsbad Municipal Code. 33. The Developer shall obtain approval from the Olivenhain Municipal Water District prior to issuance of a grading or building permit, which ever occurs first or prior to any construction or grading within the existing water easement dedicated per Doc. No. 75-189466, July 22, 1975. Code Reminder 34. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time building permits are issued, including but not limited to the following: a) Developer shall exercise special care during the construction phase of this project to prevent off site siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal Code Chapter 15 .16 (the Grading Ordinance) to the satisfaction of the City Engineer. b) If any condition for construction of any public facilities, or payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Engineer determines that this Project without this condition complies with the requirements of the law. The applicant may request a review of the preliminary conditions within ten (10) days of the date of this approval. The request must be submitted in writing to the City Engineer in accordance with Section 20.24.120 through 140 of the Carlsbad Municipal Code. C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 I 0:39:00 AM Page 5 of7 File: MS 05-28 #2R /03 DRAFT Developer may request a review of the preliminary decision with the City Engineer in writing within ten (10) days of the date of this letter. Upon such written request the City Engineer shall arrange a time and place with Developer for such review. The City Engineer has reviewed each of the exactions imposed on Developer contained in these conditions of approval, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and degree of the exaction is in rough proportionality to the impact caused by the project. Sincerely, David A. Hauser Deputy City Engineer c: File Chris Scobba, Associate Engineer Barbara Kennedy, Associate Planner C:\Documents and Settings\Cscob.CARLSBAD\My Documents\Review Documents\ PCA.doc Last printed 12/20/2006 10:39:00 AM Page 6 of7 File: MS 05-28 #2R /of STATE OF CALIFORNIA-BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER. Governor DEPARTMENT OF TRANSPORTATION District 11 • 4050 Taylor St. • M.S. 240 San Diego, CA 92110-2737 @ . . . . PHONE (619) 688-6003 FAX (619) 688-4299 November 30, 2006 Ms. Barbara Kennedy City of Carlsbad 1635 Faraday Ave. Carlsbad, CA 92008 RE: La Costa Glen Corporate Center-Draft MND (SCH 2006111092) Dear Ms. Kennedy: Flex your power' Be energy efficient! The California Department of Transportation (Caltrans) appreciates the opportunity to review the Draft Mitigated Negative Declaration (MND) for the proposed La Costa Glen Corporate Center project, to be located immediately east of Interstate 5 (I-5), north of Leucadia Boulevard in the City of Carlsbad. This project proposes a 21,904 square foot office building and approximately 13,000 square feet of future commercial retail on a vacant 7.8 acre site. As proposed, the development has the potential to produce an estimated 960 Average Daily Trips (ADT) and may potentially impact existing and future state transportation facilities in the area (e.g., I-5, and associated on-and off-ramps). A traffic impact study (TIS) may be needed to assess the project's impact as well as to identify possible mitigation measures. Cumulative impacts of a project, together with other related projects, must be considered when determining the project's impacts. A cumulative impact is the sum of the impacts of existing conditions, other projects, and the project itself -no matter how small the contribution is from the project itself. There is no minimum size limitation on projects that may be required to mitigate for cumulative impacts if the project contributes to the problem in any amount. Caltrans supports the concept of "fair share" contributions on the part of developers for future interchange improvement projects and/or other mitigation measures. Caltrans appreciates the opportunity to review this project proposal. If you have questions regarding the Department's comments, please contact Brent McDonald at (619) 688-6819. ' tAY,(.~ };:--AL COX, Chief Development Review Branch "Ca/trans improves mobility across California" f IL[ COPY City of Carlsbad 14Eili ,i i ,i~■-14 ·Fiiii,i41il r December 12, 2006 Mr. Al Cox, Chief Department of Transportation District 11, 4050 Taylor Street, MS 240 San Diego, CA 92110-2737 SUBJECT: LA COSTA GLEN CORPORATE CENTER-DRAFT MND (SCH 2006111092) Dear Mr. Cox: Thank you for your correspondence regarding the La Costa Glen Corporate Center Project. The subject site is included within the project area analyzed under the Green Valley Master Plan Program EIR (EIR 93-02). EIR 93-02 analyzed the traffic impacts associated with the development of the Green Valley Master Plan and the cumulative traffic impacts, and mitigation measures were developed to reduce the impacts to less than significant. All required mitigation for traffic impacts were completed with the first development phases of the Green Valley Master Plan. The project is within the scope of the Program EIR 93-02 and the proposed development will not cumulatively exceed the 300,000 square feet of commercial retail area anticipated to occur within the Green Valley Master Plan project area. No additional traffic impacts are associated with the proposed development; therefore no additional mitigation is required. The City is aware that Caltrans is planning for the 1-5 widening project. It is our understanding that the I-5 widening does not have environmental clearance yet, but is in the beginning stages of the Planning and Environmental Review process. We anticipate with the I-5 widening, that certain on-ramps and exit locations will require reconstruction. Final design of these ramps, as well as capacity upgrades to handle future anticipated traffic should be addressed with the I-5 widening project. In order for development projects to pay their "fair share" contribution toward capital improvement projects (Improvement), first the projects must be defined by the public agency, have an estimated construction cost, and have an approved financial approach that explains those projects that will impact the Improvement and how the fair-share is attributed to each ,project fairly. To-date, Carlsbad has not been informed as to the program (financial mechanism) that defines how this Project (or any other project in San Diego County) contributes toward Caltrans' improvement programs, such as the future I-5 widening project. If there is such a program adopted by Caltrans, please forward this information and we will re-evaluate.~r approach with respect to conditioning private projects relative to Caltrans Improvements. ________________ ___,._,,,~ 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602°8559 • www.ci.carlsbad.ca.us @ _,,..--. ·~ :.~ ,· " " •, '.': ( LA COSTA GLEN CORPORATE CENTER-DRAFT MND (~CH 2006111092) December 12, 2006 Pae 2 If you have any additional questions regarding this project or our response to your comments, please contact me at 760-602-4626. Sincerely, ~~...,~ BARBARA KENNEDY, AICP Associate Planner December 11, 2006 Ms. Barbara Kennedy, Associate Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Amold Schwarzenegger Governor Re: SCH#2006111092; CEQA Notice of Completion: Mitigated Negative Declaration: La Costa Glen Corporate Center-GPA 06-02/MP 92-01 (8)/LCPA 06-01/HMPP 06-11/SDP 05-16/CDP 05-51/HDP 05-11/MS 05-28: City of Carlsbad: San Diego County, California Dear Ms. Kennedy: Thank you for the opportunity to comment on the above-referenced document. The Native American Heritage Commission is the state's Trustee Agency for Native American Cultural Resources. The California Environmental Quality Act (CEQA) requires that any project that causes a substantial adverse change in the significance of an historical resource, that includes archeological resources, is a 'significant effect' requiring the preparation of an Environmental Impact Report (EIR) per CEQA guidelines§ 15064.S(b)(c). In order to comply with this provision, the lead agency is required to assess whether the project will have an adverse impact on these resources within the 'area of potential effect (APE)', and if so, to mitigate that effect. To adequately assess the project-related impacts on historical resources, the Commission recommends the following action: ✓ Contact the appropriate California Historic Resources Information Center (CHRIS). The record search will determine: ■ If a part or the entire APE has been previously surveyed for cultural resources. ■ If any known cultural resources have already been recorded in or adjacent to the APE. • If the probability is low, moderate, or high that cultural resources are located in the APE. ■ If a survey is required to determine whether previously unrecorded cultural resources are present. ✓ If an archaeological inventory survey is required, the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and field survey. ■ The final report containing site forms, site significance, and mitigation measurers should be submitted immediately to the planning department. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum, and not be made available for pubic disclosure. ■ The final written report should be submitted within 3 months after work has been completed to the appropriate regional archaeological Information Center. ✓ Contact the Native American Heritage Commissioh (NAHC) for: * A Sacred Lands File (SLF) search of the project area and information on tribal contacts in the project vicinity who may have additional cultural resource information. Please provide this office with the following citation format to assist with the Sacred Lands File search request: USGS 7 .5-minute quadrangle citation with name, township, range and section: . ■ The NAHC advises the use of Native American Monitors to ensure proper identification and care given cultural resources that may be discovered. The NAHC recommends that contact be made with Native American Contacts on the attached list to get their input on potential project impact, particularly the contacts of the on the list. ✓ Lack of surface evidence of archeological resources does not preclude their subsurface existence. ■ Lead agencies should include in their mitigation plan provisions for the identification and evaluation of accidentally discovered archeological resources, per California Environmental Quality Act (CEQA) §15064.5 {f). In areas of identified archaeological sensitivity, a certified archaeologist and a culturally affiliated Native American. with knowledge in cultural resources, should monitor all ground-disturbing activities. ■ Lead agencies should include in their mitigation plan provisions for the disposition of recovered artifacts, in consultation with culturally affiliated Native Americans. ✓ Lead agencies should include provisions for discovery of Native American human remains or unmarked cemeteries in their mitigation plans. * CEQA Guidelines, Section 15064.5(d) requires the lead agency to work with the Native Americans identified by this Commission if the initial Study identifies the presence or likely presence of Native American human remains within the APE. CEQA Guidelines provide for agreements with Native American, identified by the NAHC, to assure the appropriate and dignified treatment of Native American human remains and any associated grave liens. ✓ Health and Safety Code §7050.5, Public Resources Code §5097.98 and Sec. §15064.5 (d) of the CEQA Guidelines mandate procedures to be followed in the event of an accidental discovery of any human remains in a location other than a dedicated cemetery. ✓ Lead agencies should consider avoidance, as defined in § 15370 of the CEQA Guidelines. when significant cultural resources are discovered during the course of project planning. Please feel free to contact me at (916) 653-6251 if you have any questions. Cc: State Clearinghouse Attachment: List of Native American Contacts Native American Contacts San Diego County December 11 , 2006 Kumeyaay Cultural Historic Committee Ron Christman 56 Viejas Grade Road Alpine , CA 92001 (619) 445-0385 Diegueno/ Kumeyaay Kumeyaay Cultural Heritage Preservation Paul Cuero 36190 Church Road, Suite 5 Campo , CA 91906 (619) 478-9046 (619) 478-9505 (619) 478-5818 Fax Diegueno/ Kumeyaay Kumeyaay Cultural Repatriation Committee Steve Banegas, Spokesperson 1095 Barona Road Lakeside , CA 92040 (619) 443-6612 (619) 443-0681 FAX Diegueno/ Kumeyaay This list is current only as of the date of this document. Rincon Band of Mission Indians Angela Veltrano, Rincon Culture Committee P .0. Box 68 Luiseno Valley Center , CA 92082 council@rincontribe. (760) 749-1051 (760) 7 49-8901 Fax Kwaaymii Laguna Band of Mission Indians Carmen Lucas P.O. Box 775 Pine Valley (619) 709-4207 , CA 91962 Diegueno - Kwaaymii Laguna San Luis Rey Band of Mission Indians Russell Romo, Chairman 12064 Old Pomerado Road Luiseno Poway , CA 92064 (858) 748-1586 Distribution of this list does not relieve any person of statutory responsibilitiey as defined in Sec. 7050,5 of the Health & Safety Code, Sec. 5097.94 of the Public Resources Code and Sec. 5097.98 of the Publi Resources Code. This list is only applicable for contacting local Native Americans with regard to cultural resources for the proposed sCH#2006111092; CEQA Notice of Completion; Mitigated Negaltive Declaration for La Costa Glen Corporate Center; City of Carlsbad (Prior EIR 93-02-GreenValley Master Plan; SCH#93041014); San Diego County, California. Native American Contacts San Diego County December 11 , 2006 San Luis Rey Band of Mission Indians Carmen Mojado, Co-Chair San Luis Rey Band of Mission Indians Mark Mojado, Cultural Resources 1889 Sunset Dr. Luiseno P.O. Box 1 Luiseno Vista , CA 92081 Cupa Cultural Center (Pala Band) Shasta Gaughen, Assistant Director 35008 Pala-Temecula Rd.PMB Box 445 Pala , CA 92059 cupa@palatribe.com (760) 742-1590 Luiseno This list is current only as of the date of this document. Pala , CA 92059 (760) 742-4468 (760) 586-4858 (cell) Clint Linton P.O. Box507 Santa Ysabel (760) 803-5694 , CA 92070 cjlinton73@aol.com Distribution of this list does not relieve any person of statutory responsibilitiey as defined in Sec. 7050,5 of the Health & Safety Code, Sec. 5097.94 of the Public Resources Code and Sec. 5097.98 of the Publi Resources Code. Cupeno Diegueno/ Kumeyaay This list is only applicable for contacting local Native Americans with regard to cultural resources for the proposed sCH#2006111092; CEQA Notice of Completion; Mitigated Negaltive Declaration for La Costa Glen Corporate Center; City of Carlsbad (Prior EIR 93-02-GreenValley Master Plan; SCH#93041014); San Diego County, California. Ill City December 21 2006 Native American Heritage Commission Mr. Dave Singleton 915 Capitol Mall, Room 364 Sacramento, CA 95814 of Carlsbad 14Fi1Uhll~■•J4•E•IU,t4hl RE: LA COSTA GLEN CORPORATE CENTER-DRAFT MND (SCH 2006111092) Dear Mr. Singleton: Thank you for your correspondence regarding the La Costa Glen Corporate Center Project. The subject site is included within the project area analyzed under the Green Valley Master Plan Program EIR (EIR 93-02). A Cultural Resources Survey was prepared for the site by Brian F. Smith and Associates and was analyzed in association with EIR 93-02 for the Green Valley Master Plan. Cultural Resources were identified within Green Valley; however, none of the sites fall within the boundaries of the proposed project. In accordance with the Mitigation Measures for EIR 93-02, grading of the site will need to be monitored by a Qualified Biologist. In addition, to address your concerns, I will include the following condition to the project: Prior to commencement of grading, the developer shall enter into a pre- excavation agreement with a representative of the San Luis Rey Band of Mission Indians. The purpose of the agreement will be to formalize procedures for the treatment of Native American human remains, burial, ceremonial or cultural sites that may be uncovered during any ground disturbance activity. In the event archaeological features are discovered, the archaeological monitor shall be empowered to suspend work in the immediate area of the discovery until such time that a data recovery plan can be developed and implemented. Work outside the area of the find shall pr9ceed along with the continuation of archaeological monitoring. If you have any additional questions regarding this project or our response to your comments, please contact me at 760-602-4626. Sincerely, ~~¥,t~~ BARBARA KENNEDY, AICP Associate Planner --------~--------ll~ 1635 Faraday Avenue .. Carlsbad, CA 92008-7314 ~ (760) 602-4600., FAX (760) 602-8559., www.ci.carlsbad.ca.us @ --• --• -----..-.•~-._ ... ._...., t._.Y"'ZU.&.VVV6.o u.., ri~n .t'll,11 n.1LJ.JL.1rn United States Department of the Interior FISH AND WILDLIFE SERVICE In Reply Refer To: FWS-SDG-5133.1 Mr.Don Neu Acting Planning Director City of Carlsbad 1635 Faraday A venue Ecological Services Carlsbad Fish and Wildlife Office 6010 Hidden Valley Road Carlsbad, California 92011 Carlsbad, California 92008-7314 DEC 2 0 2006 Subject: Comments on the Draft Mitigated Negative Declaration for the La Costa Glen Coi:porate Center Project, City of Carlsbad, San Diego Co~nty, California Dear Mr. Neu: The U.S. Fish and Wildlife Service (Service) has reviewed the mitigated negative declaration (MND), dated November 14, 2006, and received November 20, 2006, for the above referenced project located in the City of Carlsbad (City). On December 15, 2006, Barbara Kennedy granted Marci Koski of the Service an extension for submitting comments on the MND to December 21, 2006. The Service has some concerns regarding potential effects of this project on wildlife and regional conservation planning. The comments provided herein are based on: the information provided in the MND; the Preliminary Biologicai Assessment prepared by Planning Systems and dated June 20, 2006; the Service's knowledge of sensitive and declining vegetation communities in San Diego County; and our participation in regional conservation planning efforts, including the North San Diego County Multiple Habitat Conservation Plan (MHCP) and the City's approved Subarea Habitat Management Plan (I-IMP). The primary concern and mandate of the Service is the protection of public fish and wildlife resources and their habitats. The Service has legal responsibility for the welfare of migratory birds, anadromous fish, and endangered animals and plants occurring in the United States. ·The Service is also responsible for administering the Federal Endangered Species Act of 1973, as amended (Act) (16 U.S.C. 1531 et seq.). The project proposes to develop a 7.82-acre property by grading and constructing a 21,904 square-foot office building. The project property also includes an existing previously permitted vacant graded pad which may be developed for up to 13,000 square-feet of commercial development in the future. The property is located in the southwest quadrant of the City, northwest of Calle Barcelona, west of El Camino Real, and north of Leucadia Boulevard in Local TAKE PRIDE•~ •NA_MERICA~ //3 Qt:JVVU Mr. Don Neu (FWS-SDG-5133.1) 2 Facilities Management Zone 23. Currently, the site exists as the above-mentioned graded pad, previously farmed areas, manufactured slopes, a settling basin, a potable water easement, disturbed lands and natural habitat. Open space preserve (associated with the Green Valley Master Plan, GVMP) is located on three sides of the site with The Forum shopping center located across Calle Barcelona to the south of the site. Manufactured cut slopes define the existing pad that will contain the office building to the north and west, and this bench ranges from 45 feet to 68 feet higher in elevation than the vacant pad (which may be used for commercial development in the future). A settling basin occurs on the bench, accessed by a water line service road that connects to the vacant pad. According to the Preliminary Biological Assessment, on-site vegetation communities were assessed on September 2, 2005, and a rare plant survey was conducted on February 14, 2006. No plant species listed as rare, threatened, or endangered by the Service or California Department of Fish and Game (Department, hereafter collectively referred to as the Wildlife Agencies) were detected in the project area. However, wart-stemmed ceanothus (Ceanothus verrucosus), a federal species of special concern, was detected in the project area. A general wildlife survey was performed February 14-15, 2006. Two pairs of coastal California gnatcatcher (Polioptila califomica califomica, gnatcatcher), a State and federally threatened species, were observed along the northern and central western edges of the site. No other threatened or endangered species were detected on-site. According to the MND, impacts to habitats associated with the proposed project include 0.98 acre of gnatcatcher-occupied coastal sage scrub (CSS), 1.5 acres of non-native grassland (NNG), 0.30 acre developed land, 0.12 acre disturbed habitat (consisting of the previously_permitted building pad), 0.35 acre brush-manage4 revegetation, and no impacts to southern maritime chaparral, for a total of 3.25 acres of impacts on the 7 .82-acre site. The MND states that mitigation for impacts to CSS will consist of CSS creation (1.16 acre), restoration (0.39 acre), and enhancement (0.41 acre) in areas within and adjacent to the Green Valley master plan preserve. Further, 2 .. 0 acres of CSS on-site will be avoided and a conservation easement will be placed over a minimum of 0.98 acre of CSS and 0.56 acre of southern maritime chaparral on-site. Mitigation for impacts to NNG and disturbed habitat will consist of the payment of the HMP habitat in-lieu fee. Two of the 14 wart-stemmed ceanothus will be impacted by the project as well. The HMP requires that 95 percent of the Green Valley population be conserved, and including this project, only 2 of 134 individuals in the Green Valley population will be taken, for an overall conservation level of 99 percent. Toe Service offers the following recommendations and comments to assist the City in avoiding, minimizing and mitigating project impacts to biological resources, and assure that the project is consistent with the 1vlHCP and HMP: 1. The MND indicates that a 40-foot minimum fire suppression zone will be provided between habitable structures and preserved biological resources, and that these areas are not included within the open space preserve area. The MND also indicates that the Carlsbad Fire Department supports a reduced fire suppression zone (from 60 feet) due to the extensive use of fire retardant building materials and building design. Please provide _ the Wildlife Agencies with a statement from the Carlsbad Fire Department that approves --• _.,., __ .,....,. ..-.. .., • ..,.., .a"-• 1 vv,i:..,,1.uvv"" Ui..,ll .1· J.. t..1.U l1.J.''11.I fP .1.1..d/.Lt.1.C.C Mr. Don Neu (FWS-SDG-5133.1) 3 this reduction. 2. Figure 3 in the Preliminary Biological Assessment shows a narrow band of CSS that surrounds the development that is designated as either "20' buffer impacted areas" or "Zone 3 Fuel Mod". While the MND indicates a 40-foot minimum fire suppression zone, this map only shows a 20 foot buffer from the impact area. Please clarify whether fuel management activities will occur in this 20 foot buffer, where the remaining 20 feet of the fire suppression zone is, and describe what fuel modification activities will occur in Zone 3. 3. Figure 4 in the Preliminary Biological Assessment indicates that a total 2.67-acre area, including 2.04 acres of CSS, will be preserved in Conservation Easement Areas A and B, while item 4 in Section 9.0, Summary of Project Mitigation, indicates that while the applicant will avoid impacts to 2.00 acres of CSS on-site, a conservation easement will be placed over a minimum of 0.98 acres of CSS on-site. Please clarify whether the conservation easement will cover the entire 2.67-acre area, including 2.04 acres or 0.98 acres of CSS on-site. If only 0.98 acres of the CSS will be placed under a conservation easement, please explain why the remaining 1.04 acres will not be conserved in this manner as well. 4. The MND acknowledges that three narrow-endemic species have the potential to occur on-site that would not necessarily have been observed when the rare plant survey was conducted. These species include thread-leafbrodiaea (Brodiaeafilifolia), Orcutt's brodiaea (Brodiaea orcutti), and San Diego goldenstar (Muilla clevelandii). Please provide the Wildlife Agencies with the results of follow-up rare plant surveys that should be conducted to detect these plants. The project should salvage and transplant any Ii.arrow-endemics found within the impact area, according to a plan approved by the Wildlife Agencies prior to initiating project impacts. 5. Adjacency standards reviewed in the :MND indicate that brown-headed cowbirds (Molothrus ater) associated with Lot 5 will be monitored. Further, the Preliminary Biological Assessment indicates that these birds were observed on-site. Please provide more detail on the proposed cowbird monitoring program, and describe additional measures that will be taken to control cowbird populations adjacent to preserved habitat, as mentioned in Mitigation Measure 7.a (i.e., will cowbird traps be placed in edge habitat, how many traps will be used, how long will the traps be in place, etc.). 6. Figure 4 of the Preliminary Biological Assessment shows a water easement crossing the northeast comer of the property in Conservation Easement Area B. Please provide information on what types of activities may potentially occur in the water easement and how access to this easement would be achieved should maintenance activities be necessary. 7. Mitigation for impacts to CSS will occur through off-site CSS creation, restoration, and enhancement in 9 plots within or adjacent to the Green Valley open space preserve (with the exception of plot 8, which is located outside of the preserve adjacent to El Camino U:> t<l:>H ANlJ WlLlJLU'h Mr. Don Neu (FWS-SDG-5133.1) Real). Five of these plots (including plot 8) currently exist as umfonn stands of NNG, which can function as raptor foraging habitat. Please provide a vegetation map that shows vegetation types adjacent to these plots. While the Wildlife Agencies would support revegetation of isolated NNG patches to CSS, if the proposed plots of NNG are contiguous with a larger area ofNNG, impacts to 1.16 acres ofNNG from conversion to CSS would have to be mitigated at a 0.5:1 ratio. 4 8. Plot 8 is proposed to provide 0.35 acres of CSS habitat creation, but is not located within or adjacent to the Green Valley open space preserve according to Figure 5 in the Preliminary Biological Assessment. Please provide an explanation for including plot 8 in the mitigation plan for impacts to CSS, or a correction indicating that plot 8 is in fact part of the open space preserve. 9. The Preliminary Biological Assessment indicates that the brush managed revegetation habitat provides some natural habitat value, but will be treated as if it were ornamental vegetation. While it is acknowledged that several CSS species have been 0II11tted from the brush management mix (e.g., California sage brush (Artemisia califomica), black sage (Salvia mellifera), flat-top buckwheat (Eriogonumfasciculatum); laurel sumac (Malosma laurina), and lemonadeberry (Rhus integrifolia)), please provide the vegetation composition of this habitat type. In general, the proposed project should comply with all requirements of the Citf s HMP and MHCP. We recommend that the enclosure standard conditions are included in the final MND to help ensure compliance with the City's HMP and MHCP. We appreciate the opportunity to comment on this MND and the City's efforts to ensure compliance with the City's HMP and MHCP. If you have any questions or comments pertaining to this letter, please contact Marci Koski at (760) 431-9440, ext. 304. Enclos1:1re cc: State Clearinghouse David Mayer, CDFG Sincerely, l)Jfw Therese O'Rourke Assistant Field Supervisor U.S. Fish and Wildlife Service Uil r 1 iltt l\l~U TT .lLJJLlrr. ENCLOSURE Recommended Conditions for the La Costa Glen Corporate Center Project, Carlsbad, San Diego County, California l{&}UUt> 1. The applicant shall submit final coastal sage scrub habitat creation/restoration/enhancement plans to the Wildlife Agencies for review and approval at least 30 days prior to initiating project impacts. These plans shall be based on the 1vIND and the comments provided by the Wildlife Agencies. In addition to the measures proposed in the MND, the final plans shall include the following information and conditions: • a. All final specifications and topographic-based grading, planting and irrigation plans (with 10-foot contours). All upland habitat creation/restoration/enhancement sites shall be prepared for planting by decompacting the top soil in a way that mimics natural upland habitat top soil to the maximum extent practicable while maintaining slope stability. Topsoil and plant materials salvaged from the upland habitat areas to be impacted shall be transplanted to, and/or used as a seed/cutting source for, the upland habitat restoration/creation areas to the maximum extent practicable as approved by the Wildlife Agencies. Planting and irrigation shall not be installed until the Wildlife Agencies have approved of upland habitat restoration/creation site grading. All planting shall be installed in a way that mimics natural plant distribution, and not in rows; b. Planting palettes (plant species, size and number/acre) and seed mix (plant species and pounds/acre). The upland plant palette proposed in the draft plans shall include native species specifically associated with the habitat type(s). Unless otherwise approved by the Service, only locally native species (no cultivars) .obtained from as close to the project area as possible shall be used. The source and proof of local nativeness of all plant material and seed shall be provided; c. Container plant survival shall be 80% of the initial plantings for the first 5 years. At the first and second anniversary of plant installation, all dead plants shall be replaced unless their function has been replaced by natural recruitment; d. A final implementation schedule that indicates when all upland habitat impacts, as well as creation/restoration/enhancement grading, planting and irrigation shall begin and end. Upland habitat creation/restoration/enhancement grading, planting and irrigation shall be completed during the concurrent or next planting season (i.e., late fall to early spring) after finishing grading within the creation/restoration/enhancement ar~a. Any temporal loss of upland habitat caused by delays in creation/restoration/enhancement shall be mitigated through upland habitat preservation/creation/restoration/enhancement at a 0.5: 1 ratio for every 6 months of delay (i.e., 1:1 for 12 months delay, 1.5:1 for 18 months delay, etc.). In the event that the project applicant is wholly or partly prevented from //7 U.:J t'l.:Jti l\l'IU !HLULlt'~ lgJUU7 Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 2 performing obligations under the final plans ( causing temporal losses due to delays) because of unforeseeable circumstances or causes beyond the reasonable control, and without the fault or negligence of the project applicant, the project applicant shall be excused by such unforeseeable cause(s); e. Five years of success criteria for CSS creation/restoration/enhancement areas including: a total of 40-65 percent absolute cover; evidence of natural recruitment of multiple species; 0 percent coverage for Cal-lPC List A and B species, and no more than 10 percent coverage for o~er exotic/weed species; f. A qualitative and quantitative vegetation monitoring plan with a map of proposed sampling locations. Photo points shall be used for qualitative monitoring and stratified-random sampling sh~ be used for all quantitative; • g. Contingency measures in the event of creation/restoration/enhancement failure~ and h. Annual mitigation maintenance and monitoring reports shall be submitted to ·the Agencies after the maintenance and monitoring period and no later than December 1 of each year. i. If maintenance of a coastal sage scrub creation/restoration/enhancement area is necessary between February 15 and August 31, a biologist permitted by the Service will survey for gnatcatchers within the creation/restoration/enhancement area, access paths to it, and other areas susceptible to disturbances by site maintenance. Surveys will consist of three visits separated by two weeks starting March 1 of each maintenance/monitoring year. Work will be allowed to continue on the site during the survey period. However, if gnatcatchers are found during any of the visits, the applicant will notify and coordinate with the Wildlife Agencies to identify measures to avoid and/or minimize effects to the gnatcatcher (e.g., nests and an appropriate buffer will be flagged by the biologist and avoided by the maintenance work). 2. The project applicant shalltemporarily fence (with silt barriers) the limits of project impacts (including construction staging areas and access routes) to prevent additional sensitive habitat impacts and prevent the spread of silt from the c_onstruction zone into adjacent habitats to be avoided. Fencing shall be installed in a manner that does not impact habitats to be avoided. The applicant shall submit to the Wildlife Agencies for approval, at least 30 days prior to initi~ting project impacts, the final plans and photographs for initial clearing and grubbing of sensitlve habitat and project construction. These final plans shall include photographs that show the fenced limits of impact and all areas (including riparian/wetland or coastal sage scrub) to be impacted or avoided. If work occurs beyond the fence,d or demarcated limits of impact, all work shall cease until the problem has been remedied to the satisfaction of the Wildlife Agencies. Any upland habitat impacts that occur beyond the approved fenced shall be mitigated at a minimum /If --·-· ____ --•--..... ...__ ___ ..,...,.._...,u-v.,. v.., J.·J.1.1.a.i nnu HJ..Ld.f.L,J.rn lf6jVVO Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 3 5: 1 ratio. Temporary construction fencing shall be removed upon project completion. 3. Impacts from fugitive dust will be avoided and minimized through watering and other appropriate measures. 4. The clearing and grubbing of, and construction adjacent to, sensitive habitats shall occur outside of the gnatcatcher breeding season (February 15 to August 31, or sooner if a qualified biologist demonstrates to the satisfaction of the Wildlife Agencies that all nesting is complete). 5. If project construction ( other than clearing and grubbing of sensitive habitats) is necessary adjacent to preserved on and offsite habitat during the bird breeding season (February 15 to August 31, or sooner if a qualified biologist demonstrates to the satisfaction of the Wildlife Agencies that all nesting is complete), a qualified biologist shall conduct pre- construction surveys in the adjacent habitat to determine-the location of any active bird nests in the area, including raptors and ground nesting birds. The survey should begin not more than three days prior to the beginning of construction activities. The Wildlife Agencies will be notified if any nesting birds are found. During construction, no activity . shall occur within 300 feet of active nesting territories (500 feet for raptors or listed species), unless measures are implemented to minimize the noise and disturbance to those adjacent birds_. Exceptions to this measure includes cases where surveys confirm that adjacent habitat is not occupied or where noise studies confirm that construction noise levels are below 60 dBA hourly Leq along the edge of adjacent habitat. If construction activities are not completed prior to the breeding season and noise levels exceed this threshold, noise barriers shall be erected to reduce noise impacts to occupied habitat to below 60 d.BA hourly Leg and/or the culpable activities shall be suspended. 6. A monitoring biologist approved by the Wildlife Agencies shall be onsite during: a) initial clearing and grubbing of gnatcatcher habitat; and b) project construction within 500 feet of preserved habitat to ensure compliance with all conservation measures. The biologist must be knowledgeable of gnatcatcher biology and ecology. The applicant shall submit the biologist's name, address, telephone number, and work schedule on the project to the Wildlife Agencies at least 30 days prior to initiating project impacts. The biologist shall perform the following duties: a. Ensure that clearing and grubbing of CSS is done above ground in a way that precludes potential gnatcatcher nesting but does not cause soil and/or root disturbance. b. Perform a minimum of three focused surveys, on separate days, to determine the presence of gnatcatchers in the project impact footprint outside the gnatcatcher breeding season. Surveys will begin a maximum of seven days prior to performing vegetation clearing/grubbing and one survey will be conducted the day immediately prior to the initiation of remaining work. If any gnatcatchers are found within the project impft footprint, the biologist will direct construction personnel to begin vegetatiol clearing/grubbing in an area awir:y from the /19 u.:, r.1.:>n iu,v TIJ.LJJLJ.rr. Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 4 gnatcatchers. In addition, the biologist will walk ahead of clearing/grubbing equipment to flush birds towards areas of CSS to be avoided. It will be the responsibility of the biologist to ensure that gnatcatchers will not be injured or killed by vegetation clearing/grubbing. The biologis_t will also record the number and location of gnatcatchers disturbed by vegetation clearing/grubbing. The applicant will notify the Wildlife Agencies at least seven days prior to vegetation clearing/grubbing to allow .the Wildlife Agencies to coordinate with the biologist on bird flushing activities; c. Perform a minimum of three focused surveys, on separate days, to determine the presence of gnatcatchers, nest building activities, egg incubation activities, or brood rearing activities in or within 500 feet of the project impact limits of any vegetation clearing/grubbing or project construction proposed within the gnatcatcher breeding season. The surveys will begin a maximum of seven days prior to vegetation clearing/grubbing or project construction and one survey will be conducted the day immediately prior to the initiation of work. Additional surveys will be done once a week during project construction in the breeding season. These additional surveys may be suspended as approved by the Wildlife Agencies. The applicant will notify the Wildlife Agencies at least seven days prior to the initiation of surveys, and within 24 hours of locating any gnatcatchers. d. If a gnatcatcher nest is found in or within 500 feet of initial vegetation clearing/grubbing or project construction, the biologist will postpone work within 500 feet of the nest and contact the Wildlife Agencies to discuss: 1) the best approach to avoid/minimize impacts to nesting birds (e.g., sound walls); and 2) a nest monitoring program acceptable to the Wildlife Agencies. Subsequent to these discussions, work may be initiated subject to implementation of the agreed upon avoidance/minimization approach and nest monitoring program. Nest success or failure will be established by regular and frequent trips to.the site, as determined by the biologist and through a schedule approved by the Wildlife Agencies. The biologist will determine whether bird activity is being disrupted. If the biologist detemrines that bird activity is being disrupted, the applicant will stop work and coordinate with the Wildlife Agencies to review the avoidance/minimization approach. Coordination between the applicant and Wildlife Agencies to review the avoidance/minimization approach will occur within 48 hours. Upon agreement as to the necessary revisions to the avoidance/minimization approach, work may resume subject to the revisions and continued nest monitoring. Nest monitoring will continue until fledglings have dispersed or the nest has been determined to be a failure, as approved by the • Wildlife Agencies;. e. Be on site during all vegetation clearing/grubbing and project construction in sensitive habitat to be impacted or within 500 feet of sensitive habitat to be avoided; • li=JV-1..V Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 5 f. Oversee installation of and inspect the fencing and erosion control measures within or up~slope of CSS restoration and/or preservation areas a minimum of once per week and daily during all rain events to ensure that any breaks in the fence or erosion control measures are repaired immediately; g. Periodically monitor the work area to ensure that work activities do not generate excessive amounts of dust; h. Train all contractors and construction personnel on the biological resources associated with this project and ensure that training is implemented by construction personnel. At a minimum, training will include: 1) the purpose for resource protection; 2) a description of the gnatcatcher and its/their habitat(s); 3) the conservation measures given in the MND that should be implemented during project construction to conserve the gnatcatcher, including strictly limiting activities, vehicles, equipment, and construction materials to the fenced project footprint to avoid sensitive resource areas in the field (i.e., avoided areas delineated on maps or on the project site by fencing); 4J environmentally responsible construction practices as outlined in measure 8; 5) the protocol to resolve conflicts that may arise at any time during the construction process; 6) the general provisions of the Act, the need to adhere to the provisions of the Act, the penalties associated with violating the Act; i. Halt work, if necessary, and confer with the Wildlife Agencies to ensure the proper implementation of species and habitat protection measures. The biologist will report any violation to the Wildlife Agencies within 24 hours of its occurrence; j. Submit weekly letter reports (including photographs of impact areas) to the Wildlife Agencies during clearing of sensitive and/or project construction within 500 feet of avoided habitat. The weekly reports will document that authorized impacts were not exceeded, work did not occur within the 500-foot setback except as appro'!ed by the Wildlife Agencies, and general compliance with all conditions. The reports will also outline the duration of gnatcatcher monitoring, the location of coristrilction activities, the type of construction which occurred, and equipment used. These reports will specify numbers, locations, and sex of gnatcatchers (if present), observed gnatcatcher behavior (especially in relation to construction activities), and remedial measures employed to avoid, :minimize, and mitigate impacts to gnatcatchers. Raw field notes should be available upon request by the Wildlife Agencies; and k. Submit a final report to the Wildlife Agencies within 60 days of project completion that includes: as-built construction drawings with an overlay of habitat that was impacted and avoided, photographs of habitat areas that were to be avoided, and other relevant summary information documenting that authorized impacts were not exceeded and that general compliance with all· conditions of this /:JI ..__, _v, -V'VV .&.-S • .&.V .1. .tJ.~ • VV"'t:U.LVOV'"' ui.> r..1~n ru,v n.L.l.d.J'LJ.rn 1,1{,JV.lJ. Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 6 :MND was achieved. 7. The applicant shall ensure that the following conditions are implemented during project construction: a Employees shall strictly limit their activities, vehicles, equipment, and construction materials to the fenced project footprint; b. To avoid attracting predators of the gnatcatcher, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site; c. Pets of project personnel shall not be allowed on the project site; d. Disposal or temporary placement of excess fill, brush or other debris shall not be allowed in waters of the United States or their banks; e. All equipment maintenance, staging, and dispensing of fuel, oil, coolant, or any other such activities shall occur in designated areas outside of waters of the United States within the fenced project impact limits. These designated areas shall be located in previously compacted and disturbed areas to the maximum extent practicable in such a manner as to prevent any runoff from-entering waters of the United States, and shall be shown on the constructio~ plans. Fueling of equipment shall take place within existing paved areas greater than 100 feet from waters of the United States. Contractor equipment shall be checked for leaks prior to operation and repaired as necessary. "No-fueling zones" shall be designated on construction plans. 8. The applicant shall post a performance bond or letter of credit for grading, planting, irrigation, and 5 years of maintenance and monitoring of for wetland/riparian and upland mitigation (including a 20% contingency to be added to the total costs). This bond or letter of credit is to guarantee the successful implementation of the CSS mitigation construction, maintenance and monitoring. The applicant shall submit a draft bond or letter of credit with an itemized cost list to the Wildlife Agencies for approval at least 30 days prior to initiating project impacts. The applicant shall submit the final bond or letter of credit for the amount approved by the Agencies within 60 days pf receiving Wildlife Agency approval of the draft bond. 9. The project applicant shall execute and record a perpetual biological conservation easement over the approximately 4.63 acres to be avoided/preserved on-or off-site (including any creation/restoration/enhancement areas) by the project. The easement shall follow the Service's template easement and be in favor of an agent approved by the Wildlife Agencies. The Wildlife Agencies shall be named as third party beneficiaries. The easement shall be approved by the Wildlife Agencies prior to its execution. There should be no active trails in the easement areas. The project applicant shall submit a draft easement to the Wildlife Agencies for review and approval at least 30 days prior to .l.'-1 WV/ .. VUV .L~ • .1.V .l.'l'l,A I UV'"SU.1. .... QV"" lif:JU.L, Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 7 initiating project impacts. The project applicant shall submit the final easement and evidence of its recordation to the Wildlife Agencies within 60 days of receiving approval of the draft easement. 1 0. The applicant shall prepare and implement a perpetual management, maintenance and monitoring plan for all on-or off-site biological conservation easement areas. The applicant shall also establish a non..:wasting endowment for an amount approved by the Wildlife Agencies based on a Property Analysis. Record (PAR) (Center for Natural Lands Management ~1998) or similar cost estimation method to secure the ongoing funding for the perpetual management, maintenance and monitoring of the biological conservation easement area by an agency, non-profit organization, or ·other entity approved by the Wildlife Agencies. The applicant shall submit a draft plan including: 1) a description of perpetual management, maintenance and monitoring actions and the PAR or ·other cost estimation results for the non-wasting endowment; 2) proposed.land manager's name, qualifications, business 8:ddress, and contact information, to the Wildlife Agencies for approval at least 30 days prior to initiating project impacts. The applicant shall submit the final plan to the Wildlife Agencies and a contract with the approved land manager, as well as transfer the funds for the non-wasting endowment to a non-profit conservation entity, within 60 days of receiving approval of the draft plan. 11. The applicant shall install permanent protective fencing along any interface with developed areas and/or use other measures approved by the Wildlife Agencies to deter human and pet entrance into on-or off-site habitat. Fencing should have no gates and be designed to prevent intrusion by domestic animals. Signage for the biological conservation easement area shall" be posted and maintained at conspicuous locations. Plans for fencing and/or other preventative measures shall be submitted to the Wildlife Agencies for approval at least 30 days prior to initiating project impacts. 12. The applicant shall ensure that development landscaping adjacent to on-or off-site habitat does not include exotic plant species that may be invasive to native habitats. Exotic plant species not to be used include any species listed on the California Invasive Plant Council's (Cal-IPC) "Invasive Plant Inventory" List. This list includes such species as pepper trees, pampas grass, fountiµn grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom. A copy of the cokpletelist can be obtained from Cal-IPC's web site at http://www.cal-ipc.org. In additicin, landscaping should not use plants that require intensive inigation, fertilizers, or pesticides adjacent to preserve areas and water runoff from landscaped areas should be 4irected away from the biological c~nservation easement area and contained and/9r treated within the development footprint. The applicant shall submit a draft list 9f species to be included in the landscaping to the Wildlife Agencies for approval at;least 30 days prior to initiating project impac~. The applicant shall submit to the Wildlife Agencies the final list of species to be included in the landscaping within 30 days of/eceiving approval of the draft list of species. 13. The applicant shall ensure that development lighting adjacent to all on-or off~site habitat· shall be directed away from and/or shielded so as not to illuminate native habitats. The U.l ri.:,tt Af~U fflLULlt'.t!. Mr. Don Neu (FWS-SDG-5133.1) Enclosure, Page 8 applicant shall submit a lighting plan to the Wildlife Agencies at least 30 days prior to initiating project impacts. 14. If night work is necessary, night lighting shall be of the lowest illumination necessary for human safety, selectively placed, shielded and directed away from natural habitats. 15. Any planting stock to be brought onto the project site for landscape or habitat creation/restoration/enhancement shall be first inspected by a qualified pest inspector to • ensure it is free of pest species that could invade natural areas, including but not limited to, Argentine ants (lridomyrmex humil), fire ants (Solenopsis invicta) and other insect pests. Any planting stock found to be infested with such pests shall not be allowed on the project site or within 300 feet of natural habitats unless documentation is provided to the Wildlife Agencies that these pests already occur in natural areas around the project site. The stock shall be quarantined, treated, or disposed of according to best management principles by qualified experts in a manner that precludes invasions into natural habitats. The applicant shall ensure that all temporary irrigation will be for the shortest duration possible, and that no permanent irrigation will be used, for landscape or habitat creation/restoration/enhancement. City of Carlsbad I::;; Fhhh •I· I •J§ •1%1 a" ,t§ a I December 21, 2006 Therese O'Rourke U.S. Fish and Wildlife Service Carlsbad Fish and Wildlife Office 6010 Hidden Valley Road Carlsbad, CA 92011 RE: FWS-SDG-5133.1 (La Costa Glen Corporate Center) Dear Ms O'Rourke: Thank you for your correspondence regarding the La Costa Glen Corporate Center Project. With regard to the specific items and issues identified in the December 20 letter, the following is a response to each comment raised by the Fish and Wildlife.Service. 1. The MND indicates that a 40-ft minimum fire suppression zone will be provided between habitable structures and preserved biological resources, and that these areas are not included within the open space preserve area. The MND also indicates that the Carlsbad Fire Department supports a reduced fire suppression zone (from 60 ft) due to extensive use of fire retardant building materials and building design. Please provide the Wildlife Agencies with a statement from the Carlsbad Fire Department that approves this reduction. Response: The City of Carlsbad Fire Department has been active in the review of this project and has approved a fire suppression zone of 40 feet for this project, as shown on the development proposal. The Fire Department has included a condition of approval for the project which states "Building side(s) that face Fire Suppression Zones that are less than sixty (60) feet in width must be provided with no less than one-hour fire resistive construction as defined in the California Building Code." If you still require a letter form the Fire Marshall, please let me know and I will ensure that you receive it. 2. Figure 3 in the Preliminary Biological Assessment shows a narrow band of CSS that surrounds the development that is designated as either "20' buffer impacted areas" or "Zone 3 Fuel Mod". While the MND indicates a 40 foot minimum fire suppression zone, this map only shows a 20 foot buffer from the impact area. Please clarify whether the fuel management activities will occur in this 20 foot buffer, where the remaining 20 feet of the fire suppression zone is, and describe what fuel modification activities will occur in Zone 3. Response: There is a minimum of 40' of fire suppression between the proposed building and the property line. 20' of the fire suppression zone does occur within the 20' habitat buffer. Fuel management activities will occur within the 20' foot habitat buffer. They include thinning and/or revegetation. The 20' habitat buffer in which fuel 1 /~~ 1635 Faraday Avenue • Carlsbad, CA 92008-7314 , (?RO) 602-4600 " FAX (760) 602-8559 " www.cLcarlsbad.ca.us @ management activities will occur has been categorized as impacted and will therefore be mitigated. 3. Figure 4 in the Preliminary Biological Assessment indicates that a total 2. 67 acre area, including 2.04 acres of CSS, will be preserved in Conservation Easement Areas A and B, while item 4 in section 9. 0, Summary of Project Mitigation, indicates that while the - applicant will avoid impacts to 2.00 acres of CSS on-site, a conservation easement will be placed over a minimum of 0. 98 acres of CSS onsite. Please clarify whether the conservation easement will cover the entire 2.67 acre area, including 2.04 acres or 0.98 acres of CSS onsite. If only 0.98 acres of the CSS will be placed under a conservation easement, please explain why the remaining 1. 04 acres will not be conserved in this manner as well. Response: The proposed conservation easements will in fact preserve a total of 2.67 acres, including 2.04 acres of CSS. The Summary of Project Mitigation from the Preliminary Biological Assessment has mistakenly called out the wrong conservation easement calculations. Figure 4 of the Preliminary Biological Assessment gives the correct breakdown of the proposed conservation easements. 4. The MND acknowledges that three narrow-endemic species have the potential to occur on-site that would not necessarily have been observed when the rare-plant survey was conducted. These species include thread-leaf brodiaea, Orcutts's brodiaea, and San Diego goldenstar. Please provide the Wildlife Agencies with the results of follow-up rare plant surveys that should be conducted to detect these plants. The project should salvage and transplant any narrow-endemics found within the impact area, according to a plan approved by the Wildlife Agencies prior to initiating project impacts. Response: The City of Carlsbad has placed the following condition on the project: Three narrow-endemic species have the potential to occur on site: Thread-leaf brodiaea, Orcutt's brodiaea, and San Diego Goldenstar. In order to conclusively determine the presence or absence of these species, a follow-up survey shall be required to occur in May, prior to issuance of grading permits for the project. If future investigations determine that any of these three species occur on site, the following conservation measures will be required: a. All individuals occurring on Lot 5 within areas not proposed for development will be conserved. b. If less than 20% of the narrow endemic population (occurring on Lot 5) is impacted, no additional mitigation measures will be required other than conservation of the non-impacted individuals, pursuant to the HMP requirements of "conservation of at least 80% of the narrow endemic population". c. If it is determined that more than 20% of the individuals will be impacted, all individuals in areas to be impacted will be transplanted to a suitable site within the Green Valley Master Plan area. A mitigation program will be prepared by a qualified biologist and must be approved by the City of Carlsbad prior to grading of the site. 2 5. Adjacency standards reviewed in the MND indicate that brown-headed cowbirds associated with Lot 5 will be monitored. Further, the Preliminary Biological Assessment indicates that these birds were observed on-site. Please provide more detail on the proposed cowbird monitoring program, and describe additional measures that will be taken to control cowbird populations adjacent to preserved habitat, as mentioned in Mitigation Measure 7.a (i.e., will cowbird traps be placed in edge habitat, how many~ traps will be used, how long will the traps be in place, etc.). Response: Brown--headed cowbirds are a native component of Southern California avifauna. The cowbirds reproductive strategy of nest parasitism can be a threat to sensitive avian species, specifically least Bell's vireos and Southern willow flycatchers. In instances where cowbirds and these two host species are both present it may be necessary to remove cowbirds to promote the long term viability of vireo and flycatcher populations. The need for and design of a cowbird trapping program will be determined following the U.S. Department of the Interior's Brown-headed Cowbird Management Techniques Manual. This manual recommends the following protocol. 1. Pre-Control evaluation to determine cowbird, least Bell's vireo and Southern willow flycatcher population levels. 2. Evaluate local conditions to identify threats to host species. 3. Determine if cowbirds are a threat to the host species at the specific project location. 4. Define the objective of a successful cowbird control program. 5. Define a trapping protocol that includes timing and duration of the program, as well as design, number and location of the traps. The trapping protocol must also describe the frequency of trap servicing and the method of euthanasia. 6. A successful cowbird control program must also include data collection to support quantifiable measure of the success of the program. A full cowbird control program will be developed if the pre-control evaluation documents the presence of least Bell's vireo or Southern willow flycatchers in the riparian habitat adjacent to Lot 5 of the La Costa Glen development. 6. Figure 4 of the Preliminary Biological Assessment shows a water easement crossing the northeast comer of the property in Conservation Easement Area 8. Please provide information on what types of activities may potentially occur in the water easement and how access to this easement would be achieved should maintenance activities be necessary. Response: The water easement will be accessed from either the eastern corner of the proposed parking lot or from the nearby La Costa Glen health center parking lot. The water easement is existing and has always run underneath portions of habitat onsite. No change to this is proposed. 7. Mitigation for impacts to CSS will occur through off-site CSS creation, restoration, and enhancement in 9 plots within or adjacent to the Green Valley open space preserve (with the exception of plot 8, which is located outside of the preserve area adjacent to El Camino Real). Five of the plots (including plot 8) currently exist as uniform stands of NNG, which can function as raptor foraging habitat. Please provide a vegetation map that shows vegetation types adjacent to these plots. While the Wildlife Agencies would support revegetation of isolated NNG patches to CSS, if the proposed plots of NNG are 3 contiguous with a large area of NNG, impacts to 1. 16 acres of NNG from conversion to CSS would have to be mitigated at a 0.5:1 ratio. Response: Proposed plots of NNG are not adjacent to other large areas of NNG. Less than 1 acre of NNG will remain on the 286 acre Green Valley property after the revegetation of 1.96 acres of NNG to CSS. The remaining non-developed areas of the - site currently support native habitats. • 8. Plot 8 is proposed to provide 0.35 acres of CSS habitat creation, but is not located within or adjacent to the Green Valley open space preserve according to Figure 5 in the Preliminary Biological Assessment. Please provide an explanation for including plot 8 in the mitigation plan for impacts to CSS, or a correction indicating that plot 8 is in fact part of the open space preserve. Response: Plot 8 occurs in a conservation easement area established in 1998 at the time of the Green Valley Master Plan approval. 9. The Preliminary Biological Assessment indicates that the brush managed revegetation habitat provides some natural habitat value, but wifl be treated as if it were ornamental vegetation. While it is acknowledged that several CSS species have been omitted from the brush management mix (e.g., California sage brush, black sage, flat top buckwheat, laurel sumac, and lemonadeberry, please provide the vegetation composition of this habitat type. Response: Fire suppression revegetation plots will be irrigated and installed with containers and hydroseed. The following species shall be installed from one gallon containers located at 5-8 ft. o.c: Baccharis pilularis Harzardia squarrosa Helianthemum scoparium Mimulus aurantiacus Opunita littoralis Yucca schidigera Hydroseed Installation: Coyote brush Saw-tooth Goldenbush Rush Rose Red Monkeyflower Coast prickly pear Mohave yucca The hydraulic application shall consist of a of a slurry mixture of water, seed, fertilizer, organic soil stabilizer and mulch. The mix specified below may be amended by the restoration ecologist if necessary. For bid purposes, the hydroseed application will consist of following materials to be applied in a one step application: 2000 lbs/acre 100 lbs/acre 300 lbs. Cellulose Wood Fiber Gaur (J3000 by Ranteck), Organic Soil Binder or equal 15-15-15 Seed mix as specified 4 Coastal Sage Scrub Fire Suppression Section 3 % Pur/Germ lbs/acre latin name common name 98 70 0.5 Eriophyllum confertiflorum Golden yarrow 2 40 1 Baccharis pilularis Chaparral broom 40 60 3 Encelia californica Bush sunflower 10 25 2 Gnaphalium californicum California everlasting 20 40 3 Harzardia squarrosa Saw-tooth goldenbush 20 40 2 lsocoma menziesii Coast Goldenbush 90 60 2 Lotus scoparius Deerweed 98 80 2 Lupinus bicolor Pigmy-leaf lupine 5 70 1 Mimulus aurantiacus Sticky monkey flower 98 75 20 Plantago insularis Plantaqo 36.5 Total pounds per acre Additionally, I will include a condition of approval for the project to require the developer to comply with and incorporate into the project, the Recommended Conditions for the La Costa Glen Corporate Center, provided as an Enclosure to your letter dated December 20, 2006. 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Tl£W.lERIALATTHESecotl) FLOOR 18 81\ICCO, LIElAL HEADERS ABOVE 1liE WINDOWS. Al«> 81.ASSSl.OCKACC&Nf &Ql.ME5. THIS NEIi W1..L Be PAINTED wmt A LtOHTER COLOR IN ~TT0111E FIRST A.DOR COi.OR. OVEFW..l ltE OflFICE BUll.rnNG PRESENTS A fORUAl. ctWWm:R DIRECTI.Y REt.AlJNGTO'l'HI!! ADJACENT FORUM 8ttOf'PING CENTER. TRASH ENCLOSURE ELEVATION -= SCALE: 1/8" = 1'-0" Project #05187.00 Movember 22, 2006 -'i -= .J L [XISIH; tMTI.IRAL (Nl)SCN'[ PROTECT IN PUCE ~I • -· -/-; EXISTINGHA"-""-PROTECT " ,i. •;..... --:-i I lN()SC>ff PIACE 1,i~,-t -~ PROTECT W "-· LANDSCAPE SITE PLAN CLC OFFICE BUILDING CARLSBAD, CALIFORNIA ......._ ~ w I I/ i I ~: I I I I I~! Ii I! I 111 I I I: I 1I! 11 I I i\11 ~ ,,, I I ~~l~iillfJ )' 1 1 • , 11, ,--""'"'"'e.::l' ••• -·· lj. I ' I ( _, _---JI --~~~ c::i.$::j?-?:~:~~ _: : \f wr tiJ J,/AP!ir..~ i.f981 ~ :;,,---\_<-· __ ,,~SN.Ct. wr ... . ~--·· •• --~ ··--rl.11t :::.-~~ --• -I ,j •t~ .Y:.. .. --!i&"-;rfiJJi--_:>-,1 I 1) I . v~ ......._. I . I fl I I /~~:::}~, JI ;~-'"Z:~ =:T?"~fi":(-• •7 --..... \ -·"1:-J.t .. :.v. uJJ4t~·r ----V / , . ' /& ,, ',< , ~j:'k ---1.)D -,~-' _,/~t'!::;;·::.:;•"'··,-// .:-,.. \ \ ;\.~~ ~;::~ , ' \ ' " ,, .. ~~,i .. , ,.,,, .. ,.,..,, ,/ \\\ ,,,~ ··---' ~' if &.;;;,····''·"'····· ~.,,,.,.,, •• :"'·; \ ,<--""' ' _Al). • .,-' . ' ,,, "·""""' '"'"'.,."'"•.-'!:'{ . '"-"'v'<>' \ _,,;,<--'/•:-,.,_ \-{l •-W/>'t '.-~,>,-,,-"-'\. -. 1 ,, wn #/X;,t'·""'-., ,,, /'g_•,( ,-;;,,:. '\ \\\ / ,, •' £,j•ff.J,;,••;,,,_:;-• i,_ \ \\\ //tf!J-/)%°•_).?}✓~~;:~•• '/,\ ✓-----:_-I.OT] \ \' ///; ,_/~,',-,-a. ' ui-l:1'51'-<CE'll' ,"<,\ ///;-~' /~-< /;/ ~\ " \ \\\ ,..,,,.,,,,,,,,_ ///'/J~.,-; '17',,;p> \ \·:-(,. l~it'~ r,'g/"' .,, ,. ///' 'j-/ r" ~ -.~"#'/ \ ,,,, //)' <; 1/ Zf \ \ ~~\ lfl:"i/l' \ \ : .' I:/ i/1 111;,-_,e,' ,'1 \ '~-\ /!/ 7/ (}" /1 \ \ ~-: {-.. lr..,-:,:/; 1/'· ---.. J, 11;; , 1 ''ii.I LEGEND ---- SVMlla. OESCRPTION [I] OfMNCEDPAW40ATDmn' CT] PAno WITH Tl8.£ MIO ctWRS rn RAIS£O PlAHJERS WRH DECORATM BOllDERS rn DECORATIVE POT IT] ACCESS WMJ< TO PAffi rn SECOHl!Nlr IIUlDIHG ENTR'I/EMERGENCY Aetm/EGRESS [TI _.,... rn GRAVEL BN.o Al EDtE or 8lll..DNl [I] PWlrABl.£ CRII WAU. OU TRASH ENClOSIJRE OD FIR£ HYDRANJ (REFER TO CMl. DRAWINGS) [ill CRAVITVWAU. DD EDGE or PROPOSED 06lUR8fD GftMIE [ill IJQflP<llf(TVP.) 00 lJCHT ITllWRO {TVPJ NOTES, l. lHE SITE'S TOTN. NF.A IS 151,BJI Sf 2. 24X {J8,790 SF) Of THE Sllt.'S TOTAL AR£A IS USED FOR ~ 3. OWNER StW.L IWtffAIN M.l. IJNDSCN>£D AA£A5 ICllCAlED HfREW 4. PflOJ£Ct l,ANPPP( NPIJfQ JMilES ~. ASIA CAl..lf'OfttM RI.A #399 2500 MICHELSON DRM stntE 1125 IIM£.CALIFORN1492fl12 (949) 250-002J ~ EB 02040 IO ~ I SCALE 1••40'-0' 05128.00 12-19-06 2500 mlchelson dr suite 125 Irvine ce 92612 949.260,0023 949.250.0043 t ia~--= -== ...... "'""'" Nadel -:::::: L. EXISTING NAJ\M. lAIIDSCN>[ PR01£CT IN PLACE '"Qeo / ,,._,,.. ~JWAL /~ PROTECJ IN Pl.ACE • WT!J MAP NV. !J!J9l I ' I' I I I I I 11 I I ii I I I 11 :f4.~.,.,,,.. 1111 £;:~~1,:jv1)1r: fl,--; J ,.-""''"'"'"'"' "•""' ... .--· I j ,~J~:J;~7ii!~~~<J -~~ ----·· !l I 1TI! j ,11 I 111 I 1\11 I , 111 Ii I I l\1i I I~ ill 7 nil I I ll I I II I Ii 1· !c'i ,.,, ·J• . :;;;.:.=-· ····===-~t-·-··-·· • .~ , .• ,. ' ' ,, ,1,"}'t" ;Ill"'·::. [.' -.::-: .. -: :ff': ,\'fi?t~'Ji~~~~; .;;,,i-=· /, / I )/ 0 \ I"' ?7, \ ,,,;,:,"-</': ,--c; ~i ~.' 1 ~ , / ,, ,,,._._,; .,,,,.~_,,.,.,.,,;\:~§~ / >J:~,~:;;:t: •••• • \T \ I l • • ~-=-... -:_ •••• : oJ1 ·-··\"' ·\. /.;.,,.;:,.,,,_,.., .. ',:.,.u,,,.,,.,,,,,,., ~'>, / ;;if,~,,,;,~,. • ~ ;• -~• •• ••es-. /, • , , ••I,• ~··--·-• \ I I\ \ _,,,_-•··•·•····--··\-"• ' "·, /I "MO'"'"'''"' /,ill l,{/ X~-•/ -,;;, ...... •·· I • ....... , ,\_,;( l0!2 / // Vpf-"(~,, ...... \ \ ·~., / fl"/,;·:, ,,,,, 1\ \ ',/ .. ✓ /4 ✓/ --" "· /.,,,, / 7~1/ --~ " w ".,. . . -·-•• ----\ \\\ f/,/•·</ ,4. t,NDSCN'[ ' • ' ,~,, ., ,/ , • PROTECT IN Pl.ACE \\ __ .. _ LOT J \ \\;,\ 'f,;'.f/!f!Uf,ff/, " ,'.i.f' lj . /. ,ff' ~ / Off/I ;/'4l'[ Wi\ \ •"•,iru,,.,,, n,f . ,r //// ... ,,_ , • • .. • • \ \\:•\" /// .... /Y-.. ,,,:.J/// \ \ '1 /'• ,., \ \\\ /IJ ·ti 1-.. \ \ \',\ ,'/H .ti, /1•: '. ,.,,.. /// ~-/ -~t4f/, \ , ,., • /'' If /,'b'::J'// \ \\\ 1;J~~~ -~i;/ \. . ... :.,:.:~-/// \. f.fj( \ \ LANDSCAPE TREE PLAN CLC OFFICE BUILDING CARLSBAD, CALIFORNIA .........._ ~ --4::_ TREE LEGEND SVMBO.S BOTNIICAL NAME © CW CAM Cinnomomum camphonl 0 kOEBP KoetrM,ttriablpinnala 0 PISCII Pislocia chinenM 0 f'OO GRA Padocorpn trdior 0 ..., l£ °"""""' * SYA ROM 5)'0grus rllll'ldllZOfrionum C<MIONHAME SIZE _,,.. J6" ... 2♦-bo!I ~Flonwfru 24• box ~-24• box r,m Pini 24.box HolyOal 24• boi[ IJuNIII Polm 15' Bllt 20' BIH 25' 8TH ~gn EB 020.-0 ao ..___,....... I SCALE 1••40'·0" 05128.00 12-19-06 ~TITY -· 2 MU.TI S1DI J MUI.TI S1DI -......... LOI 21 - 26 MU.TI 12 2500 michelson dr suite 125 lrvtne ca 92612 949.260.0023 949 250.0043 I m~ ..... '== rMUUil Nadel -::::: MAXIMUM APPLIED WATER ALLOWANCE """'•<aoxo.oXL<Ko.&2) ,.-42.9 X 0.8 X J&,4IID X G.62 •778,231 GUOHS PCR YEM / 748 .. l,DJII CCf' WA,.,,.,.. PlANJKf:Y HYDROZOOE LOW LOW HATIV£ PlNfT5 --SI. ....... IIOOWJESIUIU6S 36.◄SD s.r. x HIGH Tl.Of GRASS --S.f, ' AV£.P.Ni,£. PI.JHf OCtOR (U'f} 18,240 • 0.5 J6,480 .• --· 'i' [lUSTWG NAJlfflM.. ~~PV«\~~ PLANT FACT~ 0.20 0.50 0.70 18.240 s.F, O'JSTIHGt!AtlJf,H. LNlOSCN'E PROT£CT IN Pt.AC£ p~,,n,-~ OUSTING NATURAl LINOSCN'£ PROlECT IN PlACf ESTIMATED WATER USE ...,..,,O(N'F)(L<X••"l/(IJ •42.9 X 0.5 X 36,480 X 0.62 / 0.75 -HB.863 0NJDMS PER \OR / 748 aa86♦.7!J tMIHlEO cu. n. II/; I\ """" como:Rv•TIOK --I / 11 I I I I''\ XERfSCN>E PRINDPLES OF SEl.£CTINC LOW WATER US( PlMf MATERW... lONWQ TOGElHER PlNflS Of' SN,11+1· . 1 I 111 WATER REOUIRfMENJ, ZOHIHG IRRIGAllON VALVES BY SlM EXf"05UR(, ~ APPROPRIA.lE SOIL PftD>ARATIOH j I 8UN CON51DEREO .. 1HE l'UIIJIHG DESIGll . I ·111 1 1 • I I h i.0/,:J Jl,t, N.J.. !J!J9J 11 i I 1\\ . I I 111 I I I I I ·1;11 .J,. I I ,1. iii/:< ..... •· J j I 111 ~r.wv~ ..• --·· .. ••• .. •• __ .. \• J' -scow, AT [DC£ --~;'fi/'}[;;'},::,t,.,.,~., ... -,.·";..... ...... ..:•"·: ..... ...... I I ,;: or PARKING AREA tf • .... -·· .,---_.. .--·· 1 l 1U -11.-~ -0.::PR.l>!!fRIY ...... ":::-...... .. ... _ --. 1 ,1· "' h ........ • ... ·_ .. -~ --::1·"".'."'":-~·-rl1 , .,. • . ..a" · ... I I, ilk~ ~·· · ... \ :::·~:. :· ~!:!,~ 51'~[{ ,,,, 7 I I\ =4 ·•"J. ... ·: ... ,:,~ ... < ... -· ..... _________ ........ • .. ··--.,,, I ~ • • ..... -·-• ~··---" I : II j~;~J f'L"fi/llt14;1·J• • \l \\\ 'JT ))';." .. ~ \ .,::..:;,-if_:.: ;..--"~ \ / I .,:}\.\ °'' :-i~-~ )t~~-,~~::: .. _ !£A'UtM~;;:r(,rS!WN;I (✓,· \\\.(','\ , \,-:,,:;.,.-• _,,,,;.· ~-~ill."O;l/lLS.W<U ,>.;(i(U:!!'FO'ft:~m\1,1\lp '··,, ·' ·, / ")..-., 7 _. ........ --.---\---·· -·--·-----~·.,__,\ ,; ,'\!.VliA'-,i.:.:!.1.;ivJ ~IIUl."~lil.WJ1.11!/-Zi,'il '/ _,,.,~ ,,,:f/ / , .. \ \ /I (J!l>(:litf!'.•J;$16(."Ji,.W l':£t..:!il/Wfl~l~lll,t~ ~ ,,._,,'4tt'l-:D .,r.,,. \ ,{~~,l ff;:€C!f£!i&,,..:fJ; R[ClAlilB)WAT[RM/ ·, \.,:",-:~;;:;:~~::--;::.>~ '\ ''l,i\ ,.,,,,. COllll[CTIOII < , )',><:"$,I ,' •/ -,c ' ' \•, .J>--..,,,,._ • 1:f',,. 11 ,,.,,. '~ · t' ~ 'J. /11/7 ,,.,,~1/" ~ '{ \\ / " /~/// ', \1,\ ///,,,.~/~ '// ' \ \,~, //-:/.~i•,r/ "h .1/ .--•-UJT 1 \ , \\ 11// $. -,f'V, ~• \, _,, ••• ·>'M ·, ,:-,;,·· \~,, 01~r7J'~"lii.'rh& /I ~// £ ~ "'-:1 • ()Fl.., S!1iC L.0, \ \ ,_ . l.!' UM 1J'/'(R;;;c.1d-"' /I .K/ ~ /.,: ~ \ \ '/:\ """""'''' i/,f . ·f,. 1/ -'//. ... \ \ ,,, \ //,' 'y 7f;' /// \ \ ·,.\ ;,:, ;,. 1 ',e1JI I,/ \ \'\\ ,-:,'/ ;,'-~'/ 1t fl \ \t\ ,:// _.fl; l~ 1/ \ ·· ~. ,.i.: i'l 1~k&.'i:1;; \ \ 1,\ !/I·•~~ fJ:,,,;: \ .... ).1 \l:/ \ l'.JJI/ \ \ LANDSCAPE ZONE & WATER CONSERVATION PLAN CLC OFFICE BUILDING CARLSBAD, CALIFORNIA L ---~ \.>-\ LANDSCAPE ZONE LEGEND SYMWLS ZOE DESCRFTION TOTALAAEA ._ OF TOTAL lAHDSCAPED AAl:A ~ ZOHE I LUSH Utl>SCN'E Z,417 sr ,. -Z0M£2 RDHD ~ 11.108 Sf :,o,c n:tw:ctJ ZONE J NfilURALIZED LN«l5CN"£ ~ ,,. HOJ[S: JS.790 sr 1, THE SITE'S TOv.t. AAfA IS 151,831 Sf. 2. 24X (36,790 Sf) Of TiiE SIIC'S TOTAL AR£A IS USED FOR ~ 3. PLANTING ZONE 1 IS LIIITED TO 7X Of ff SffE's TOTAL lJJC>SCNIED Mu. AND WI.I. BE DRf> IRRIGi\n:D. 1H£. PI.ANJ W.T£RW.. IJSm tDE IS tMJIC-'l. TO TYING 1H WITH PRE.\10US DfVEUl>MENT ANO CROJlNG A COHERENf DESIGN. 4. REa..AblED WATER ft!. BE USED foR IRRIGATION OF nt: EMME Sil£. !!, AU. CRIB WAU.5 t:NER ,• TO B£ PLANTED Wlltt lONCERA JN'OtlCA. 'tw.1.W4A", HALL '5 HONE'mJOQ.£ 'IW..LWtA,' Off VINE UK£ W.TERIM. ,mo WU BE IRRIGATED WffH DRIP ~llOtl 6, WIES TO 6E Pt..Nfl[D ON TRASH £NClDSUftf WHERC N'PUCMll£ WIJH FICUS f'tJMILA, CREEPIIG FIG. OR l.11(£ MAltRW... 'Sl.OPE PI.JHTIHG 'ST~ 7. St OPf N.AHTINC SINfM8ffi SlOPES 6:1 DR SlEEPER REQUIRING E1tDS10N CONlROl MfASUflE5 AS SPECfflEO t£ftfW stW.1. BE TREATED Wl1li ot£ OR MORE or lliE f~ PUHllKG "ST.ldlARDS: A. STANDAAD f1 -CO\'ER CROP/RONfORCED STRAW MAJJWC CO\oER CROP sttAl.l. 8E A SEED MIX T1'PICAU.Y WDE UP CF QUOC CERMINATING: NCI FAST CCM:RN: GRASSES. CUMRS, ANO/OR WILD flOWCRS. 111E SPECIFI: S£ED MIX stWJ. BE SU8Ml11EP FOR CRY ,lf'f'ROIM.. PN0R 10 H'PUCAllOM. 1HE (;{MR CROP stW.l BE N'PUED AI A RATE ANO t.Wl£R st.lf1'ICOr TO fR<MD£ 90X C0'4RAGC WllHfl 1tlRlY (JO) OA'l'S. TTPE Of Rfff"DHCED STRAW l"JfflG SHAU. BE ,S N>PROYED BY ff COY NI) STAKED TD THE SU)P[ AS RECOMM£NDED BY THE MNU'ACJUIWt. REINfORCED StRAW t.lATTltfO StW.l BE REQUIRED WHEN PI..NfflfG OCCURS 8EtWEEN IJJGUSl 15 00 H'fllt \5, SltC£. ff IS UNCUAR Wl£N MS PROJ£CJ WU BE INSTAl.1£0, Nil SINCE A C<Mlt CROP 111.l NOT IORtC 11TH RflHFORC[O SJRAW MAT, fT IS RECDUMENOED THAJ PlN4S ~ RENORCED STRAW *T ON stoP(S WHERE STN«JN«> I IS R(QUR[O DURING TI-IS TIM£. If fT IS KNOWN THAT It£ lJJ«)SCAl'ING WU BE tlSW.l.ED OUTSl>E Of Tl£ NJGUSl IS ,'141 WM. t5 l\ME, M CtM:ft CROP OR re.FORCED STRAW W.TTWG W.Y BE USED. DURING THE ROIAINDER Of THE YEM TH£ CCM:R CROP Nm/OR. STRAW MA.TTING W.Y BE USED. 8, STAN>AAD f2 -GROUND C(MR ct£ llJNORED (1001) P£RC£NT Of lHE H"tEA SWU. BE PVffl{D 'Nm\ A GROU'ltD a:NER kNOWN TO lWif EXC£1UHJ SOIL BINDING CHARAC1ERIS1IC5 (PI.ANIED FROM A MNMUU SIZE Of fl.ATTED MATERIAL AHO SPN:m TD PAOV1DE Flll CO'vEllAGE MfllN ONE,._..), C. STNIWCD ll -LOW SHRUBS \.OW SPftOOltG WOCD1 SHRUBS (PUHTED FROM A UINl.tUM OF 'l-3/4 INCH UIERS) SHAU. C(MR A 11NNUM OF SEVENIY (70:i) PERCENT or THE SLOPE FIGE (Al MATUft£ SIZE). o. SfNiOARO f4 -1ftCES 00/0R LARGE stftU85 JREES AND/OR lJRC£ SHRUBS 51-W.L B£ (PLAHIED FROl,I A UltNAI Of' I GH.1DK COKTl,t£1lS) Al A. \IUIMUl-,1 R.lt.lE Of OIIE (1) PIANJ PER 1WO IW0RED (200) SOOAA£ ft£J. St.OPES -6: 1 Oft stEEf'ER N1D: A. S OR lESS 14 VERllCH.. HEIGHT lftO HIE mKtMJ lO f'\J8UC WlrUt'S Qft SfflEETS REQlMf IJ MINIMUM SWC>NUt ft B. l' IO 81 IN \6TICAL HEIGlff R£QUIRE STN4DMOS ,,. 12 mo Jl. C. IN EXCESS OF" I' 1H VERllCAL HEIGHT R£0UIRE STANDARDS JI, 12, ll. NG 14. ~ GP.AOEO flJ.m:R l\WI 6:1 REQUIRE 1:.lAHDHm I\ (CCNER CROP) WHEN lt£Y HA\'£ ONE Oft 110RC or 1H£ FOU.OWING COHDIOOtlS: A. SHfIT GRADE0 PADS NOT SCHEOUlED FOR IUf'ROIIEMENJ'S wrn-.t 6 uotmt$ Of COMf'LEOOH Of ROUGH GfWJING, B. A POlENJIAl EROSION PROOlDI AS DEIERMINE 8'f Il£ CITY. C. IDENTf'IEO BY tHE CHY ~ HICtl..Y '41'Sl8t1 NlEJ6 TO 1l£ PtHIUC OR AA\£ SPECW. COMOOIONS ltW WARRANr IMMEDIATE TREAfNENJ. 8. A l' tWt Pt.ANJINC, MOUN01NG. ANO/OR DECORATM WM.l. TO pRIM)[ SCREEMNG FAOII JD.W:ENJ PROP£RIY OR StRCEtS OF THE 'PUOOHC J.R£A 'MU. 9E PR(MOO). ~-W/l EB 02040 IQ ""----, I sc.AlE 1"•40'·0" 05128.00 12.19.os 2500 michelson dr ISUite 125 irvino ca 92612 949.250.0023 949.250.0043 f '"==:! ...:::=: ....... f.UUUUII Nadal -= SHRUB LEGEND SYMBOLS BOTANICAl.NAMe COOMONNAME ~ ft►-& AQapalhus h)brld °pel• PM• D111arl lly-of-Ui.-Nh .... . ~.:c= "Gr-«n Oeouly" :; Beauty Bo.woad U.11 cllfTIUla Ltordll' nana D•wf Burlord Hillf =:;..~ :a'nn~'!"' ROUG II carpel lo•• "Noalrum' N.iolrum Ro•• R0511 'k:tb«9' k:lb.-9 RoH Rudlttdikl lulglda. 'GGl4wa-m' Golds\urm Trodidolpermum pm~ Siar Jusmine BWHfD IAHP$l'.APC -=~•~~o •cnien Peauly"~~ofs!:l~!x.ood ~i:.1a~;!.t,lldti' ~al~ ~:~eu.r-ac~ ~::· ::::-Vin. [dllum la.tuoaum Pfldll ol Modelra Gr1vileo 'NOIIIII" NCN ~ h)t,fids Da)li, Heuchero aonguhn Coral Bella lo\fOl\duAII gnguaUfalla English Lavandw bplosptmiUm KOpCnlln New 2,oland T.a lr'9 tiguilrlll'l'I );rponlcum JdpOAeH Pdwt llmonUll ps■zll 5'a luvwler l.onlcera i 'Hlllllana' HCJll'1 Hon■)S'lclde Myoporwn ~ M)'OPOl'Ultl M)flu1 can'IRlllllia 'Compoclcl" O,wwl MyrUe ~:.:o=~spldota =~rv~ Phormbn lena 'Maori r:iu.c.1· New hakiild flGll Pholinia fra■.J Photinla Pilto,punun loblra Tobirai Rhaphio!IIJ'lt i11lco tndion Howlhom lulsmorloUI 'TUK.llll ll&ua' Rosemary RODI! II WlJlll l1oww 'Noalrum' Noo:alrum Ro .. Sanlalln4 d1Glllll.C:)PG'ilsu1 lollandtir Collon Trothdo,pa,mum ~ Siar Josmln■ -Ugu,tru,n jiponlcum Jopaneae Prfwtt LANDSCAPE LEGEND CLC OFFICE BUILDING CARLSBAD, CALIFORNIA L --~ """ SIZE SPACING 5 .... 5 gol 5 gol s .... 5 gol 1 9111. , .... 5 gol 5 gol 1 gd. 5 gol 5 gol ..... , .... • gol lgal. 5 gol , .... 5 gal. ,, .. , .... 5 gol • gol ..... ..... '"'· 1 9111. 5 gol , .... .... ,, ... 5 gol • gol 'gal. lgul. ~01:· K= w= IH K= Wu WU ~-QC --Ku WU Wu ~·nc WU --SU IH WU --Wu •= WK --WK ~-a~ Wu --SK WK ------Wu WU Wu WU 5 gal. 24• o.c. SYMBOLS BOTANICAL NM4E tMOBNW UNOSCAPE l2iJ1EJ --~ NOlt:S: h\.milkldt'~ Bacchorls ptiarls Oenolhlra hoakll'I =:s~ fremontodendron callfcrnlcum lmperolac)lln~ t.o.wc.a amplcola l~nurnrruiriG Mlmuk,1 ponlcew ~~~ Rl,1:1 IJl.-dP Sllpa puldva Teuaium 1ruucon, Aw, ...... l.onkwa )lponlca ,,_OHNAAE SIZE SPACING i~=• Co~• 1km :or. ~R=:.-;~ Bulh S&Milloww 1 !i!al. 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TI£ BCIUHD#ffl AR£A5 ~ TO ll£ SffE NIE DQWIW,.1[0 BY' NA.TM: HABITAT wmtN l"R£SUMD Aft£AS ACCORDING TO mt CIIY'S HMIJAf IMNAGCMENT PlNt • 2. IU AR£A WI.I. 11£ COlalDtl..Y IWNTAINED BY THE PROPCRlY IWWiEMEHT COMPANY. THERE S1-Wl B£ NO PRwAlil Y WJNTAIE> LANDSCAPE AA£AS. 2500 rnidlel&on dr ~- suite 125 Irvine ca 92612 :tgn 949.250.0023 949.250.0043 f EB '"= ...::::i: ....... fMUlJIII • 20 .. .. Nadel .._ ___ I sc:n.e 1·•.00-0- 05128.00 -12-19-06 ::::