HomeMy WebLinkAbout2025-02-05; Planning Commission; 01; Palomar and Aviara Office Project Meeting Date: Feb. 5, 2025 Item 1
To: Planning Commission
Staff Contact: Lauren Yzaguirre, Associate Planner; 442-339-2634,
Lauren.Yzaguirre@carlsbadca.gov
Subject: Palomar and Aviara Office Project
Location: Southeast corner of Palomar Airport Road and Aviara Parkway, Carlsbad, CA
92008/212-040-64-00/District 2
Case Numbers: SDP 2023-0022/CDP 2023-0034
Applicant/Representative: James McCann, 760-632-9400, jpmccann@jrmcre.com
CEQA Determination: ☐ Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☐ EIR
☒ Other: Consistent with a prior environmental document (i.e. Mitigated
Negative Declaration (SCH# 2004121003) and Mitigation Monitoring and
Reporting Program for the Kelly/JRM Office Project) pursuant to CEQA
Guidelines §15162 through §15168
Permit Type(s): ☒ SDP ☐ CUP ☒ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☐ Other:
CEQA Status: ☒ The environmental assessment IS on the Agenda for discussion
☐ A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☒ Decision ☐ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), APPROVING Site Development
Plan (SDP) 2023-0022 and Coastal Development Permit (CDP) 2023-0034 based upon the findings and subject to
the conditions contained therein.
Existing Conditions & Project Description
Existing Setting
The subject site is a vacant 6.07-acre (26,4409-
square-foot) lot, located at the southeast corner of
Palomar Airport Road and Aviara Parkway. The 4.53-
acre northern portion of the site was initially
constructed in the 1980s using material from
construction activities associated with Palomar
Airport Road and further road, stormwater, and
utility improvements were made in 2007 as part of
the previous Laurel Tree Lane Public Improvement
Project. The site is topographically level, except for
Site Map
Feb. 5, 2025 Item #1 1 of 118
the stormwater drainage basin near the southwest corner of the property associated with the road
improvements. The northern area is periodically leased out for seasonal sales such as holiday trees and
pumpkins. The 1.38-acre southern portion surrounding the Encinas Creek is included within the Laurel Tree Lane
Preserve which is protected by a conservation easement and functions as a 70-foot-wide riparian buffer
between the project site and the Encinas Creek to the south. An 8-foot-wide, decomposed granite-surfaced
public hiking trail runs along the southern boundary of the project site and adjacent to the northern boundary of
the preserved open space. The site is encumbered by an easement to SDG&E which contains overhead
transmission lines and support structures, easements for public utilities, and easements for public roads.
Easements for drainage and vehicular access also occur on the property. The lot contains an existing driveway
connecting the parking lot to Laurel Tree Lane. The site is surrounded by commercial uses to the north and east,
office uses to the west, and multi-family uses to the south.
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site Office (O)/Open Space (OS) Office (O)/Open Space (OS) Temporary Seasonal Holiday
Sales
North Open Space (OS) Open Space (OS) Commercial Golf Course
South R-30, Residential (26.5-30
du/ac)/Open Space (OS)
Residential Density-Multiple
Zone (RD-M) Open Space (OS)
Multi-Family Residential
Apartments
East Office (O)/Open Space (OS) Office (O)/Open Space (OS) Gym
West Office (O)/Open Space (OS) Office (O)/Open Space (OS) Offices
General Plan Designation
Zoning Designation
Proposed Project
The applicant proposes to construct a new medical office building. The project includes the following:
• Proposed Medical Office Building
A 62,600-square-foot, three story, 42-foot-tall, medical office building will be constructed on the north
portion of the site. The proposed building has a variety of wall angles and offsets to provide
Feb. 5, 2025 Item #1 2 of 118
architectural relief. The building also incorporates vertical wall features and parapets which resemble a
Modern architectural style, including a 52-foot-tall glass architectural tower. Materials consists of
smooth fiber glass reinforced stucco, tinted glass, spandrel glass, ceramic tile and aluminum cladding.
The project includes surface parking with 316 spaces, a trash enclosure, and a mechanical enclosure.
The project also includes landscaping around the permitter of the building, the site perimeter and
within the parking lot. The project provides both interior and exterior employee eating areas, including
a 1,330-square-foot outdoor eating area on the south side of the proposed office building, a 1,372
square-foot outdoor eating area on the west side of the proposed office building and 2,703-square-feet
of interior employee eating areas provided as staff lounge areas.
•Grading & Improvements
Grading for the proposed improvements and uses consist of 5,802 cubic yards of cut and fill to be
balanced on site, as well as 13,060 cubic yards of remedial grading. The project also proposes to
replace the curb, gutter and driveway approach on Laurel Tree Lane, extend the left turn pocket (from
95 feet to at least 170 feet) on northbound Aviara Parkway to Palomar Airport Road, and construct
approximately 380 feet of ADA-compliant sidewalk on the south side of Palomar Airport Road.
Project plans are attached to the staff report (Exhibit 8). The improvements and uses described above are
hereinafter referred to as “Project.”
Public Outreach & Comment
The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on Aug. 21, 2023, to
all owners of property located within a 1000-foot radius of the project site and all occupants located within a
100-foot radius of the project site. A two-foot-tall by three-foot-wide yellow sign was also posted at the project
site on Oct. 3, 2023, notifying all pass-by traffic of the project, which provides project name, application
numbers, description, as well as both Developer and city staff contact information. A total of 28 property
owners and one occupant were notified through the notice of project application. No comments were received
as a result of the early public notice.
Please note, the multi-family apartment building to the south of the project site had not received final
occupancy until July 2024, and therefore the occupants were not provided early public notice by mail. However,
the occupants of this building have been notified by mail in advance of Planning Commission hearing.
In addition to the above, the Developer also completed the Enhanced Stakeholder Outreach Program pursuant
to City Council Policy No. 84 (Development Project Public Involvement Policy). In this case, the Developer hosted
a stakeholder outreach meeting on February 8, 2024 for those interested in learning more about the project
and/or providing feedback. Two neighbors attended the meeting and asked questions about the proposed
building size and potential occupants. The stakeholder outreach report is included as Exhibit 3.
A California Environment Quality Act (CEQA) Analysis (Statement of Reasons and Determination that a Project is
Consistent with a Prior Environmental Document and No Further Documentation is Required) was posted on the
city’s website and an email was distributed to interested individuals on Dec. 3, 2024. One comment was
received regarding the environmental analysis (Exhibit 5).
The project was originally scheduled for the January 15, 2025, Planning Commission hearing and notices were
sent to all property owners within a 1000-foot radius of the project site and all occupants located within a 100-
foot radius of the project site. The applicant requested a continuance of the item to a date uncertain. One
comment was received as a result of the notice of public hearing. That comment was uploaded to the website in
advance of the January 15, 2025 hearing, but has also been included in Exhibit 5 of this report to ensure a
complete record of comments are accessible in one place. As the project was not continued to a certain date,
the project notices have been resent.
Feb. 5, 2025 Item #1 3 of 118
Response to Public Comment & Project Issues
One comment received regarding the posting of the environmental analysis included concerns regarding
California Environmental Quality Act. The comment included concerns regarding the use of the previous
environmental document due to the age of the document. Staff explained that Mitigated Negative Declarations
do not expire and the approving agency can rely on a previous environmental document prepared for a prior
project on the site provided the environmental document retains informational value to the analysis of the new
project. Refer to the Environmental Review section below for additional details.
One comment was received regarding the notice of the continued January 15, 2025, Planning Commission
hearing. The comment included concerns regarding lack of sufficient parking for the existing multi-family to the
south of the project site, as well as concerns that the office will result in more vehicles parking on Laurel Tree
Lane. Staff informed the commenter that the office will exceed parking requirements and should not exacerbate
parking issues, however the parking will be private parking for the office tenants.
Project Analysis
General Plan Consistency
The City of Carlsbad General Plan includes several goals and policies that guide development and land use
within the city. A discussion of how the project is consistent with the applicable General Plan policies is
summarized in Exhibit 4.
Municipal Code Consistency
The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions
that guide development and land use within the city, consistent with the General Plan. Specific compliance with
these relevant requirements is described in Exhibit 4.
Local Coastal Program Consistency
The project site is in the Coastal Zone and requires a Coastal Development Permit. The project complies with the
Local Coastal Program (Mello II Segment), including all goals and policies of the General Plan and all zoning code
standards, as referenced above. Additional information on the Coastal Development Permit and Local Coastal
Program findings is included in Exhibit 4.
McClellan-Palomar Airport Land Use Compatibility Plan Consistency
The project site is within the Airport Influence Area (AIA) boundaries of the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP). The project complies with all requirements and provisions of the ALUCP. Specific
compliance with these relevant requirements is described in Exhibit 4.
Discretionary Actions & Findings
In addition to the Coastal Development Permit required for development within the Coastal Zone, the following
discretionary actions are requested. Additional information on the Coastal Development Permit and Local
Coastal Program findings is included in Exhibit 4.
Site Development Plan (SDP 2023-0022)
Pursuant to Section 21.27.040, approval of a Minor Site Development Plan is required for any development in
the Office zone, processed pursuant to Chapter 21.06 (Q-Overlay Zone). Staff finds that the required findings for
this application can be met (Exhibit 4).
Environmental Review
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, a Mitigated Negative
Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), State Clearinghouse No.
Feb. 5, 2025 Item #1 4 of 118
2004121003, was certified as complete on Sept. 18, 2007 by the City Council for the Kelly/JRM Office Project. The
Kelly/JRM Office Project was a request to approve a General Plan Amendment, Zone Change, Site Development
Plan, Local Coastal Program Amendment, and Coastal Development Permit to clarify, refine and adjust the
generalized land use boundaries of the Planned Industrial (PI) and Open Space (OS) designations and eliminate
the erroneous Unplanned Area (UA) designation on site. Zoning on the portion of the property designated Planned
Industrial Zone (PM Zone) remained unchanged as Office (O). The land use development permit issued allows for
the construction of a three-story, approximately 85,000 SF office building on the Project site which was never
constructed. The portion of the property zoned Planned Industrial (P-M-Q Zone) was later rezoned to Office (O)
Zone and the land use designation was changed to Office (O) during the 2015 Comprehensive General Plan Update
(GPA 07-02/ZC 15-02/ LCPA 07-02).
Pursuant to CEQA Guidelines sections 15162 and 15164, and in compliance with Public Resources Code section
21166, the Palomar and Aviara Office Project (SDP 2023-0022 and CDP 2023-0034) is within the scope of the
previously certified MND. The effects of the Project were examined in the MND, and all feasible mitigation
measures adequately address the anticipated adverse effects of the project. Staff has found that none of the
criteria listed in sections 15162 or 15164 have occurred, and therefore there is no need for the additional
preparation of a subsequent, supplemental or addenda document. The full analysis is included as Exhibit 7. Refer
to the attached resolution for additional support and justification (Exhibit 1).
Conclusion
Considering the information above and in the referenced attachments, staff has found that the proposed project
is consistent with all applicable policies of the General Plan and Local Coastal Program, provisions of the Municipal
Code and Local Facility Management Zone 5. All required public improvements and utilities are available to serve
the proposed development. In addition, there are no environmental issues associated with the Project.
The Project is conditioned to ensure the proposed Project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The Project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolutions, approving the proposed Project described in this staff report.
Exhibits
1. Planning Commission Resolution
2. Location Map
3. Stakeholder Outreach Report
4. Project Analysis
5. Public Comments
6. Disclosure Form
7. CEQA Analysis (Statement of Reasons and Determination that a Project is Consistent with a Prior
Environmental Document and No Further Documentation is Required)
8. Reduced Project Exhibits
9. Full Size Project Exhibits “A” – “W” dated Feb. 5, 2025 (on file in the Planning Division).
10. List of Acronyms and Abbreviations
Feb. 5, 2025 Item #1 5 of 118
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN,
SDP 2023-0022 AND COASTAL DEVELOPMENT PERMIT, CDP 2023-
0034, TO CONSTRUCT A 62,600-SQUARE-FOOT, THREE-STORY, 42-
FOOT-TALL, MEDICAL OFFICE BUILDING WITH A 52-FOOT-TALL GLASS
TOWER, A SURFACE PARKING LOT WITH 316 SPACES AND INTERIOR
AND EXTERIOR EMPLOYEE EATING AREAS ON A 6.07-ACRE PROPERTY
LOCATED ON THE SOUTHEAST CORNER OF PALOMAR AIRPORT ROAD
AND AVIARA PARKWAY, IN THE SOUTHWEST QUADRANT OF THE CITY,
THE OFFICE (O) AND OPEN SPACE (OS) ZONE, THE MELLO II SEGMENT
OF THE LOCAL COSTAL PROGRAM AND LOCAL FACILITIES
MANAGEMENT ZONE 5.
CASE NAME: PALOMAR AND AVIARA OFFICE PROJECT
CASE NO.: SDP 2023-0022/CDP 2023-0034
WHEREAS, James McCann, “Developer,” and “Owner,” has filed a verified
application with the City of Carlsbad regarding property described as
A PORTION OF PARCEL "C" AND ALL OF PARCEL "D" OF PARCEL MAP
NO. 2993 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, AUGUST 23, 1974 AS FILE NO. 74-230326, O.R., AND
A PORTION OF PARCEL 2 OF CERTIFICATE OF COMPLIANCE FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
FEBRUARY 15, 1990 AS FILE NO. 90-085876 O.R., ALL BEING IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Site Development
Plan and Coastal Development Permit as shown on Exhibit(s) “A” – “W” dated Feb. 5, 2025, on
file in the Planning Division, SDP 2023-0022/CDP 2023-0034 (DEV2022-0094) – PALOMAR AND
AVIARA OFFICE PROJECT as provided by Chapter 21.06 and Chapter 21.201 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did, on Feb. 5, 2025, hold a duly noticed
public hearing as prescribed by law to consider said request; and
PLANNING COMMISSI ON RESOLUTION NO. 7535
Feb. 5, 2025 Item #1 6 of 118
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Site Development Plan and Coastal Development Permit.
WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program, State Clearinghouse No. 2004121003 (Planning Case Nos. GPA 04-20/ZC
04-15/LCPA 06-05/CDP 03-03/SDP 03-01), was prepared and the City Council certified it on Sept.
18, 2007, for the Kelly/JRM Office Project; and
WHEREAS, Pursuant to the California Environmental Quality Act, (CEQA, Public
Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA
Guidelines), Sections 15162 through 15168 set forth the criteria for determining the appropriate
additional environmental documentation, if any, to be completed when there is a previously
certified negative declaration (ND) or mitigated negative declaration (MND) covering the project
for which a subsequent discretionary action is required; and
WHEREAS, there is no "new information of substantial importance" pursuant to
CEQA Guidelines Section 15162 through 15168 and the potential ·environmental effects of the
project were adequately analyzed by the previously-certified MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM for the KELLY/JRM
OFFICE PROJECT GPA 04-20/ZC 04-15/LCPA 06-05/CDP 03-03/SDP 03-01 (City Council
Resolution No. 2007-199). Therefore, the previously certified MND is adequate without
modification and no additional environmental review is required; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the
City of Carlsbad as follows:
Feb. 5, 2025 Item #1 7 of 118
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning
Commission APPROVES SDP 2023-0022/CDP 2023-0034 (DEV2022-0094) –
PALOMAR AND AVIARA OFFICE PROJECT, based on the following findings and
subject to the following conditions:
Findings:
Site Development Plan (SDP2023-0022)
1. That the proposed development or use is consistent with the General Plan and any
applicable master plan or specific plan, complies with all applicable provisions of Chapter
21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in
that the project consists of a 62,600-square-foot, three story, 42-foot-tall, medical office
with a 316-spaces surface parking lot and interior and exterior employee eating areas
on a lot located at the southeast corner of Palomar Airport Road and Aviara Parkway.
All improvements are proposed within the northern 118,396-square-foot portion of the
property subject to the General Plan Land Use designation of O, Office and within the
Office (O) Zone. The O land use designator allows for a wide range of general office,
medical, and other professional uses as well as ancillary uses with a maximum
permitted floor area ratio (FAR) of 0.6. The 62,600-square-foot building is below the
118,396-square-foot maximum square footage allowed with a 0.32 FAR. The remaining
south portion of the lot which contains the Encinas Creek, is included within the Laurel
Tree Lane Preserve, and is protected by a conservation easement. The preserve area
has a General Plan Land Use Designation of OS, Open Space and is within the Open
Space (OS) Zone, which allows for natural resource areas, areas for production of
resources and recreation and aesthetic area. No development is proposed within the
OS portion of the lot which contains riparian habitat and acts as a habitat buffer
between the project site and the Encinas Creek to the south. The project is consistent
with all remaining development and design standards applicable to the property as
contained in Chapters 21.27 Office Zone of the Carlsbad Municipal Code.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed
development or use is to be located, and will not adversely impact the site, surroundings
or traffic circulation, in that the proposed 62,600-square-foot, three story, 42-foot-tall,
medical office with a 316-spaces surface parking lot and interior and exterior employee
eating areas is located on a portion of a 6.07-acre site zoned O. The project will not be
detrimental to existing uses or to uses specifically permitted in the area in which the
use is located in that medical office uses are permitted by right in the O Zone. The
property is surrounded on two sides by commercial uses, including a commercial golf
course to the north, a gym to the east and office uses to the west. The existing open
Feb. 5, 2025 Item #1 8 of 118
space preserve located on the southern portion of the property provides a buffer
between the proposed medical office and the Encinas Creek. This area also acts as a
buffer between the proposed medical office and the existing multi-family residential
apartment building to the south. A Transportation Impact Analysis (TIA) for the
proposed Project was conducted and found that the medical office will generate 3,130
average daily trips (ADT). The project trips were distributed to the local roadway
network to evaluate the potential for traffic impacts. The TIA also took into account
near-term traffic associated with approved and pending projects that will add traffic to
the local study area by the time of project occupancy. One additional signal
modification was also assumed since one of the near-term projects was conditioned to
install the northbound right-turn overlap phase at Palomar Airport Road/Aviara
Parkway. Based on the analyses conducted in the TIA, the proposed medical office
would not result in a significant impact to the roadway network in the project area,
including the Palomar Airport/College Boulevard/Aviara Parkway intersection adjacent
to the site.
3. That the site for the intended development or use is adequate in size and shape to
accommodate the use, in that the proposed 62,600-square-foot, three story, 42-foot-
tall, medical office building with a 316-spaces surface parking lot and interior and
exterior employee eating areas is located on a portion of a 6.07-acre site zoned O. All
applicable code requirements have been met including parking and building coverage
standards. The project’s proposed increase in building height from 35 feet to 42 feet
with an addition 3-feet for a parapet is permitted pursuant to CMC 21.27.050(A)(3) as
all required setbacks have been increased at a ratio of one horizontal foot for every one
foot of vertical construction beyond 35 feet for a total setback increase of 7 feet on each
side. The additional 3-foot parapet is a permitted height protrusion pursuant to CMC
21.27.050 as it does not exceed an overall height of 45-feet. The proposed 52-foot-tall
architectural tower is a permitted protruding architectural feature as the extra height
does not function to provide usable floor area, does not accommodate and/or screen
building equipment, does not adversely impact adjacent properties due to the distance
of the structure from property lines and provides architectural interest by providing
interest and contrast in the building façade and roofline.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust
the requested development or use to existing or permitted future development or use in
the neighborhood will be provided and maintained, in that setback areas have been
landscaped to screen the parking areas. Adequate on-site vehicular circulation has been
provided to accommodate passenger and truck traffic. In addition, the existing open
space preserve located on the south portion of the project site which provides a buffer
between the project and the existing Encinas Creek and between the proposed project
and the multi-family apartment building to the south will remain untouched as required
by the recorded open space easement.
Feb. 5, 2025 Item #1 9 of 118
5. That the street systems serving the proposed development or use is adequate to properly
handle all traffic generated by the proposed use, in that the proposed 62,600-square-
foot, three story, 42-foot-tall, medical office building will generate 3,130 average daily
trips (ADT). A Transportation Impact Analysis (TIA) for the proposed Project was
conducted and found that the medical office will generate 3,130 average daily trips
(ADT). The project trips were distributed to the local roadway network to evaluate the
potential for traffic impacts. The TIA also took into account near-term traffic associated
with approved and pending projects that will add traffic to the local study area by the
time of project occupancy. One additional signal modification was also assumed since
one of the near-term projects was conditioned to install the northbound right-turn
overlap phase at Palomar Airport Road/Aviara Parkway. Based on the analyses
conducted in the TIA, the proposed medical office would not result in a significant
impact to the roadway network in the project area, including the Palomar
Airport/College Boulevard/Aviara Parkway intersection adjacent to the site.
6. That the proposed development or use meets all other specific additional findings as
required by Title 21, in that pursuant to CMC section 21.27.050, the proposed
architectural tower is allowed to exceed the 45-foot height limit, up to a height of 52-
feet because the protruding architectural features does not function to provide usable
floor area, does not accommodate and/or screen building equipment, does not
adversely impact adjacent properties and provides architectural interest.
Coastal Development Permit (CDP 2023-0034)
7. That the proposed development is in conformance with the Mello II Segment of the
Certified Local Coastal Program (LCP) and all applicable policies, in that the site is
designated OS, Open Space which allows for natural resource areas, areas for
production of resources and recreation and aesthetic areas, and O, Office allows for a
wide range of general office, medical, and other professional development by the Mello
II Segment of the LCP. The project consists of the construction of a 62,600-square-foot,
three story, 42-foot-tall, medical office building with a 316-spaces surface parking lot
and interior and exterior employee eating areas on a 6.07-acre site located on the
southeast corner of Palomar Airport Road and Aviara Parkway. The medical office is
proposed on the portion of the lot that is zoned and designated for office uses. The
proposed three-story medical office will not obstruct views of the coastline as seen from
public lands or the public right-of-way, nor otherwise damage the visual beauty of the
coastal zone. No agricultural uses currently exist on the site. The project footprint is
located entirely outside of the sensitive resources (Encinas Creek and associated
habitat) located in the open space easement on the south portion of the lot and
adequate buffers have been established to ensure this area will continue to be
conserved. In addition, the proposed three-story medical office project is not located in
an area of known geologic instability or flood hazards. Since the site does not have
frontage along the coastline, no public opportunities for coastal shoreline access are
Feb. 5, 2025 Item #1 10 of 118
available from the subject site. Furthermore, the office designated site is not suited for
water-oriented recreation activities.
8. The proposal is in conformity with the public access and recreation policies of Chapter 3
of the Coastal Act in that the property is not located adjacent to the shoreline. Therefore,
the three-story medical office project will not interfere with the public’s right to
physical access to the ocean and, furthermore, the office designated site is not suited
for water-oriented recreation activities.
9. That the project is consistent with the provisions of the Coastal Resource Protection
Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the three-story medical
office project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm
Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program
(JRMP) to avoid increased urban runoff, pollutants, and soil erosion. No undevelopable
steep slopes and the previously graded site is not located in an area prone to landslides,
or susceptible to accelerated erosion, floods, or liquefaction. A 70-foot buffer between
the Encinas Creek and the development has been approved by the wildlife agencies.
The riparian habitat within this buffer is protected by a conservation easement and will
not be impacted by the development of the project. Therefore, there will be no impacts
to native habitat.
10. The project complies with the requirements of the Coastal Agricultural Overlay 20 Zone
as the project is conditioned to pay the agricultural conversion mitigation fee to develop
with other than agricultural uses.
11. The project is not between the sea and the first public road parallel to the sea and
therefore, is not subject to the provisions of the Coastal Shoreline Development Overlay
Zone (Chapter 21.204 of the Zoning Ordinance).
McClellan Palomar Airport Land Use Compatibility Plan
12. The project is consistent with the adopted Airport Land Use Compatibility Plan for the
McClellan-Palomar Airport (ALUCP), dated Dec. 1, 2011, in that:
a. The proposed project is located within the 60-65 and 65-70 dB Community Noise
Equivalent Level (CNEL) noise contours. Medical offices are deemed a compatible
use within the 60-65 CNEL noise contour in the ALUCP that will not be affected by
aircraft noise and a conditionally compatible use in the 65-70 dB CNEL noise
contour in the ALUCP. Buildings must be designed to attenuate exterior noise to
the indoor standard of 50 dBA CNEL pursuant to California Code of Regulation
(CCR) Title 24. Exterior noise levels associated with aircraft operations would be
70 dBA CNEL and noise modelling found in the Noise Evaluation (Ldn Consulting
2024) demonstrates the building could attenuate exterior noise to the indoor
Feb. 5, 2025 Item #1 11 of 118
standard of 50 dBA CNEL pursuant to CCR Title 24 by implementing
recommendations in the Noise Evaluation.
b. The proposed project is in compliance with the ALUCP airspace protection
surfaces because the maximum height of the proposed medical office including
the architectural tower is below the height that requires notification of
construction to the FAA. Despite this, the project has been reviewed by the
Federal Aviation Administration (FAA) for compliance with CFR Title 14, Part 77, in
accordance with the Review Area 1 procedures (FAA 2024). Through the review
process, it has been determined that the Project design would comply with the
safety provisions of the ALUCP, would not exceed obstruction standards and
would not result in hazard to air navigation.
c. The proposed project is located within Safety Zones 2, 4 and 6. The ALUCP
identifies office buildings (including medical offices) within Safety Zone 6 as
compatible with airport uses, and conditionally compatible with airport uses in
Safety Zones 2 and 4. Offices are allowed in Safety Zones 2 and 4 only if the
development complies with either the maximum allowable floor area ratio (FAR)
or the maximum intensity and lot coverage limits as specified in Table III-2 (ALUCP
Section 3.4.14). The project proposes 14,721 square feet of office space in Safety
Zone 2, 3,058 square feet in Safety Zone 4 and 44,821 square feet in Safety Zone
6, all of which comply with the maximum square footages permitted within each
safety zone per the respective FAR as outlined in the ALUCP.
d. The proposed project is not located within the overflight notification area.
California Environmental Quality Act
13. Record and Basis for Action. The Planning Commission has considered the full record
before it, which includes the Record of Proceedings. Furthermore, the recitals set forth
above are found to be true and correct and material to this resolution; and are
incorporated herein by reference.
14. Compliance with CEQA. Pursuant to CEQA Guidelines sections 15162 through 15168, this
project is covered by a previously certified Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program, State Clearinghouse No. 2004121003 (Planning Case
Nos. GPA 04-20/ZC 04-15/LCPA 06-05/CDP 03-03/SDP 03-01) that was prepared, and the
City Council certified it on Sept. 18, 2007, for the Kelly/JRM Office Project. The effects of
the project were examined in the previously certified Mitigated Negative Declaration
(MND) and all feasible mitigation measures developed in the MND are incorporated into
the appropriate entitlements to ensure that the mitigations measures will be
implemented.
Feb. 5, 2025 Item #1 12 of 118
a. There are no substantial changes proposed in the project which will require major
revisions of the certified MND.
b. There are no substantial changes with respect to the circumstances under which
the project is undertaken which will require major revisions of the certified MND.
c. There is no new information of substantial importance, which was not known at
the time the MND was certified by the City Council on Sept. 18, 2007 pursuant to
City Council Resolution No. 2007-199.
15. The Planning Commission considered the MND and all significant impacts and mitigation
measures in the certified MND, and considered all written and oral communications from
the public regarding the environmental analysis, and found that (1) The project falls under
the scope of the certified MND; (2) All significant impacts were adequately addressed in
the certified MND; (3) The project would not make a considerable contribution to a new
significant cumulative impact; and (4) None of the triggers for subsequent/supplemental
NDs/MNDs in CEQA apply. The project is, therefore, determined to be within the scope
of the certified MND and the certified MND satisfies all requirements of CEQA for this
later activity.
General
16. The Planning Commission finds that the project, as conditioned herein, is in conformance
with the Elements of the City's General Plan, based on the facts set forth in the staff report
dated Feb. 5, 2024, including, but not limited to the following.
a. Land Use & Community Design – The proposed project is adjacent to a
commercial golf course to the north, a gym to the east, a multi-family residential
apartment to the south and additional offices to the west. The proposed medical
office will provide a convenient essential service to surrounding residences. The
medical office will also provide employment opportunities for residents who live
within proximity to the site, therefore enhancing the city’s position as a premier
regional employment center.
b. Mobility – The project includes the construction of approximately 380 feet of
ADA-compliant sidewalk on the south side of Palomar Airport Road along with
new street trees. The project also includes a new curb, gutter, sidewalk, and
driveway on Laurel Tree Lane. These upgrades will create an inviting streetscape
and encourage walking. In addition, the applicant will be required to pay any
applicable traffic impact fees, prior to issuance of a building permit, that will go
toward future road improvements.
c. Public Safety – The proposed structural improvements will be required to be
designed in conformance with all seismic design standards. In addition, the
Feb. 5, 2025 Item #1 13 of 118
proposed project is consistent with all the applicable fire safety requirements
including fire sprinklers. Furthermore, the project has been conditioned to
develop and implement a program of “best management practices” for the
elimination and reduction of pollutants which enter into and/or are transported
within storm drainage facilities.
d. Noise – Operational noise impacts due to new mechanical heating-ventilation
(HVAC) systems, roadway noise, and aircraft operations were addressed in the
Noise Evaluation (Ldn Consulting 2024). The evaluation concludes that the
project’s HVAC would not expose nearby residential properties to noise levels in
excess of the city standards. Nosie related to roadway traffic aircraft when
combined with operations at McClelland-Palomar Airport would result in an on-
site noise exterior noise level of 74.4 dBA CNEL. According to Table 5-1 of the
Noise Element of the General Plan, the city considers office uses conditionally
compatible with noise levels up to 77 dBA CNEL provided it can be demonstrated
that interior noise standards can achieve the interior noise standard of 50 dBA
CNEL in accordance with CCR Title 24. Interior noise standards would be
achieved for the project through the incorporation of noise attenuation design
recommendations in the noise evaluation and shown on the project plans as
design features.
17. The project is consistent with the Citywide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 5 and all city public facility policies and ordinances.
The project includes elements or has been conditioned to construct or provide funding to
ensure that all facilities and improvements regarding sewer collection and treatment;
water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries;
government administrative facilities; and open space, related to the project will be
installed to serve new development prior to or concurrent with need. Specifically,
a. The Public Facility fee is required to be paid by Council Policy No. 17 and will be
collected prior to the issuance of building permit.
b. The Local Facilities Management fee for Zone 5 is required by Carlsbad Municipal
Code Section 21.90.050 and will be collected prior to issuance of building permit.
18. That the project is consistent with the city’s Landscape Manual and Water Efficient
Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50).
19. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, 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 the degree of the exaction is in rough proportionality to the impact caused
by the project.
Feb. 5, 2025 Item #1 14 of 118
20. To offset the conversion of non-prime agricultural land to urban land uses per the
requirements of the Mello II Local Coastal Program, the applicant shall provide payment
of the agricultural mitigation fee, pursuant to the amount established by the City Council
at the time of payment. The amount of the fee shall be paid by the applicant prior to
issuance of the grading permit and shall be consistent with the provisions of Carlsbad's
Local Coastal Program.
Conditions:
NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to grading permit,
building permit or recordation of final map, whichever comes first; or pursuant to an
approved construction schedule at the discretion of the appropriate division manager or
official.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the city shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on
the property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
or a successor in interest by the city’s approval of this Site Development Plan and Coastal
Development Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Site Development Plan and Coastal Development Permit
documents, as necessary to make them internally consistent and in conformity with the
final action on the project. Development shall occur substantially as shown on the
approved Exhibits. Any proposed development, different from this approval, shall require
an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the 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 Council determines that the project without the condition complies with
all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
Feb. 5, 2025 Item #1 15 of 118
representatives, from and against any and all liabilities, losses, damages, demands, claims
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 Site Development Plan and Coastal
Development Permit, (b) city’s approval or issuance of any permit or action, whether
discretionary or nondiscretionary, in connection with the use contemplated herein, and
(c) Developer/Operator’s installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the facility
of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the city’s approval
is not validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map,
whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the
Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions
approved by the final decision making body. The copy shall be submitted to the City
Planner, reviewed and, if found acceptable, signed by the city's project planner and
project engineer. If no changes were required, the approved exhibits shall fulfill this
condition.
7. This project shall comply with all conditions and mitigation measures which are required
as part of the Zone 5 Local Facilities Management Plan and any amendments made to that
Plan prior to the issuance of building permits.
8. This approval shall become null and void if building permits are not issued for this project
within 24 months from the date of project approval.
9. Building permits will not be issued for this project unless the local agency providing water
and sewer services to the project provides written certification to the city that adequate
water service and sewer facilities, respectively, are available to the project at the time of
the application for the building permit, and that water and sewer capacity and facilities
will continue to be available until the time of occupancy.
10. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17,
the License Tax on new construction imposed by Carlsbad Municipal Code Section
5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local
Facilities Management Plan fee for Zone 5, pursuant to Chapter 21.90. All such taxes/fees
shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval
will not be consistent with the General Plan and shall become void.
11. Prior to the issuance of the building permit, Developer shall submit to the city a Notice of
Restriction executed by the owner of the real property to be developed. Said notice is to
be filed in the office of the County Recorder, subject to the satisfaction of the City Planner,
notifying all interested parties and successors in interest that the City of Carlsbad has
Feb. 5, 2025 Item #1 16 of 118
issued a Site Development Plan and Coastal Development Permit on the property. Said
Notice of Restriction shall note the property description, location of the file containing
complete project details and all conditions of approval as well as any conditions or
restrictions specified for inclusion in the Notice of Restriction. The City Planner has the
authority to execute and record an amendment to the notice which modifies or
terminates said notice upon a showing of good cause by the Developer or successor in
interest.
12. Prior to issuance of grading permit(s), developer shall make a separate formal landscape
construction drawing plan check submittal to the Planning Division and obtain City
Planner approval of a Final Landscape and Irrigation Plan showing conformance with the
approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall
construct and install all landscaping and irrigation as shown on the approved Final Plans.
All landscaping shall be maintained in a healthy and thriving condition, free from weeds,
trash, and debris. All irrigation systems shall be maintained to provide the optimum
amount of water to the landscape for plant growth without causing soil erosion and
runoff.
13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the
landscape plan check process on file in the Planning Division and accompanied by the
project’s building, improvement, and grading plans.
14. Prior to issuance of grading and building permits, Developer shall list the following
condition on all grading and building permit construction plans. Construction activities
shall take place during the permitted time and day per Carlsbad Municipal Code Chapter
8.48. Developer shall ensure that construction activities for the proposed project are
limited to the hours from 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to
6:00 p.m. on Saturdays; no work shall be conducted on Sundays or on federal holidays.
15. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
City Planner and Building Official.
16. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When
so required, the Developer shall submit and obtain approval of the Fire Chief and the City
Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan.
17. Developer shall submit and obtain City Planner approval of an exterior lighting plan
including parking areas. All lighting shall be designed to reflect downward and avoid any
impacts on adjacent homes or property.
Feb. 5, 2025 Item #1 17 of 118
18. Prior to issuance of the grading permit, the applicant shall submit a construction staging
and operations plan to show vehicle and equipment areas which complies with the
following requirements.
a. All construction vehicles or equipment, fixed or mobile, operated within 1,000
feet of a dwelling shall be equipped with properly operating and maintained
mufflers.
b. Stockpiling and/or vehicle staging areas shall be located as far as feasible from
dwellings and other noise sensitive receptors.
19. Prior to the issuance of any Certificates of Use and Occupancy, field testing in
accordance with Title 24 regulations may be required by the City to verify building
compliance with STC and IIC design standards.
20. A minimum of 1,052.66-sqaure-feet of indoor employee eating areas must be provided
prior to occupancy of the first tenant space.
21. The project shall to the maximum extent practicable avoid impacts during the vireo
breeding season (generally March 15–September 15). If the project cannot be
conducted without placing equipment or personnel adjacent to Encinas Creek prior to
the initiation of the breeding season (generally before March 15), protocol surveys for
vireo will be conducted in the adjacent habitat prior to the initiation of project
construction for each breeding season as needed. If vireo are found, construction noise
levels at the riparian canopy edge shall be kept below 60 dBA Leq or ambient level
(whichever is greater) (Measured as Equivalent Sound Level) from 5 a.m. to 11 a.m.
during the peak nesting period of March 15 to July 15. For the balance of the
day/season, the noise levels shall not exceed 60 decibels or ambient level, averaged
over a 1-hour period on a weighted decibel (dBA) (i.e., 1 hour Leq/dBA). Noise levels
shall be monitored, and monitoring reports shall be provided to the City and Wildlife
Agencies. Noise levels in excess of this threshold shall require written concurrence from
Wildlife Agencies and may require additional minimization/mitigation measures.
22. To help ensure the project does not create attractive conditions for brown-headed
cowbirds, the office trash enclosure will be located in the eastern portion of the site,
away from Encinas Creek, and trash cans in the outdoor eating areas abutting the office
building will be fully enclosed (e.g., Rubbermaid Brute 55-gallon trash cans with dome
lids). In addition, trash cans will be monitored and emptied regularly to ensure trash
does not over-flow or become exposed in a way that attracts cowbirds. Upon project
completion, the applicant will submit documentation to the Wildlife Agencies that the
trash enclosure and cans are placed in the correct locations and are monitored and
emptied regularly to ensure trash does not over-flow or become exposed in a way that
attracts cowbirds.
Feb. 5, 2025 Item #1 18 of 118
23. Lighting in or adjacent to the preserve will not be used, except where essential for
roadway, facility use, and safety. If nighttime construction lights or permanent lights
are necessary, all lighting adjacent to natural habitat will be limited to low pressure
sodium sources and shielded and/or directed away from habitat.
24. Grading is permitted during the rainy season (from October 1st to April 1st of each year),
however, no grading shall occur during a Qualified Precipitation Event (QPE), defined
by the 2022 Construction General Permit (CGP) as a forecast of 50 percent or greater
probability of precipitation of 0.5 inches rm ore within a 24-hour period.
Engineering Conditions
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the
approval of this proposed development, must be met prior to approval of a (building or grading
permit whichever occurs first).
General
25. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, developer shall apply for and obtain approval from, the city engineer
for the proposed haul route.
26. 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 permit
issuance and will continue to be available until time of occupancy.
27. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this
condition.
28. Property owner shall maintain all landscaping (street trees, tree grates, shrubs,
groundcover, etc.) and irrigation along the parkway frontage with Palomar Airport Road
and Aviara Parkway as shown on the Site Plan.
Fees/Agreements
29. Developer shall cause property owner to execute and submit to the city engineer for
recordation, the city’s standard form Geologic Failure Hold Harmless Agreement.
30. Developer shall cause property owner to execute and submit to the city engineer for
recordation the city’s standard form Drainage Hold Harmless Agreement.
Feb. 5, 2025 Item #1 19 of 118
31. Developer shall cause property owner to submit an executed copy to the city engineer
for recordation a city standard Permanent Stormwater Quality Best Management
Practice Maintenance Agreement.
32. Developer shall cause property owner to apply for, execute, and submit, to the city
engineer for recordation, an Encroachment Agreement covering private retaining wall,
paved parking, fire hydrant, reclaimed water and trash enclosure located over (existing)
easements as shown on the site plan. developer shall pay processing fees per the city’s
latest fee schedule.
33. Developer shall implement Transportation Demand Management strategies per the
Carlsbad Municipal Code section 18.51. Prior to building permit issuance, the Developer
shall have a consultation with city staff regarding submittal of the final TDM Plan. Prior to
occupancy, the Developer shall submit a final Tier 3 Transportation Demand Management
Plan to the satisfaction of the City Engineer.
34. Prior to occupancy, the developer shall install transportation demand management
infrastructure measures, in accordance with the project’s Transportation Demand
Management Plan, as shown on the site plan, including but not limited to the following,
to the satisfaction of the City Engineer.
a.) Secured bike enclosure to accommodate a minimum of 14 bicycles.
b.) Public bike parking and bicycle repair station.
c.) Six dedicated car/vanpool spaces with proper signage and striping.
d.) Two showers/changing rooms for employees.
Grading
35. Based upon a review of the proposed grading and the grading quantities shown on the
site plan, a grading permit for this project is required. Developer shall prepare and submit
plans and technical studies/reports as required by city engineer, post security and pay all
applicable grading plan review and permit fees per the city’s latest fee schedule.
36. This project may require off site grading. No grading for private improvements shall occur
outside the project unless developer obtains, records, and submits a recorded copy, to
the city engineer, a temporary grading, construction or slope easement or agreement
from the owners of the affected properties. If developer is unable to obtain the
temporary grading or slope easement, or agreement, no grading permit will be issued. In
that case developer must either apply for and obtain an amendment of this approval or
modify the plans so grading will not occur outside the project and apply for and obtain a
finding of substantial conformance and/or consistency determination from both the city
engineer and city planner.
37. Submit to San Diego Gas and Electric (SDG&E) for review the final grading and
improvement plans, including permission-to-grade language, and the project
landscaping and irrigation plans. Plans should substantially conform to those reviewed
Feb. 5, 2025 Item #1 20 of 118
during the tentative map stage. The plans must be signed by SDG&E prior to issuance
of any construction permits.
Storm Water Quality
38. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include
but are not limited to pollution control practices or devices, erosion control to prevent
silt runoff during construction, general housekeeping practices, pollution prevention and
educational practices, maintenance procedures, and other management practices or
devices to prevent or reduce the discharge of pollutants to stormwater, receiving water
or stormwater conveyance system to the maximum extent practicable. Developer shall
notify prospective owners and tenants of the above requirements.
39. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan
(TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions
established by the San Diego Regional Water Quality Control Board and City of Carlsbad
Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce
storm water pollutant runoff during construction of the project to the maximum extent
practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per
the city’s latest fee schedule.
40. This project is subject to ‘Priority Development Project’ requirements and trash capture
requirements. Developer shall prepare and process a Storm Water Quality Management
Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP
Design Manual latest version. The final SWQMP required by this condition shall be
reviewed and approved by the city engineer with final grading plans. Developer shall pay
all applicable SWQMP plan review and inspection fees per the city’s latest fee schedule.
41. Developer is responsible to ensure that all final design plans (grading plans, improvement
plans, landscape plans, building plans, etc.) incorporate all source control, site design,
pollutant control BMP and applicable hydromodification measures.
Dedications/Improvements
42. Developer shall cause owner to dedicate to the city an easement for public sewer
purposes over the easterly 10 feet of the project site. The offer shall be made by a
separate recorded document. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not
required to be rededicated. Additional easements may be required at final design to the
satisfaction of the city engineer.
43. Developer shall cause owner to quitclaim the existing public water easement as shown
Feb. 5, 2025 Item #1 21 of 118
on the site plan. The quitclaim shall be made by a separate recorded document.
Developer shall pay processing fees per the city’s latest fee schedule.
44. Developer shall design the private drainage systems, as shown on the site plan to the
satisfaction of the city engineer. All private drainage systems (12” diameter storm drain
and larger) shall be inspected by the city. Developer shall pay the standard improvement
plan check and inspection fees for private drainage systems.
45. Prior to any work in city right-of-way or public easements, Developer shall apply for and
obtain a right-of-way permit to the satisfaction of the city engineer.
46. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Development Improvement
Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070
for public improvements shown on the (site plan). Said improvements shall be installed
to city standards to the satisfaction of the city engineer. These improvements include,
but are not limited to:
a. Curb and gutter, sidewalk, driveway and AC grind and overlay on Laurel
Tree Lane.
b. Extend left turn pocket (from 95 feet to at least 170 feet) on northbound
Aviara Parkway to Palomar Airport Road.
c. Upsize the existing sewer main (located on the adjacent property) and
rehabilitate three existing manholes.
d. Fire service.
e. Sewer lateral.
f. Construct approximately 380 feet of ADA-compliant sidewalk on the
south side of Palomar Airport Road.
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement
plan check and inspection fees in accordance with the fee schedule. Improvements listed
above shall be constructed within 36 months of approval of the subdivision or
development improvement agreement or such other time as provided in said agreement.
47. Developer shall design, and obtain approval from the city engineer, 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. Prior
to completion of grading, the final structural pavement design of the aisle ways shall be
submitted together with required R-value soil test information subject to the review and
approval of the city engineer.
48. Developer is responsible to ensure utility transformers or raised water backflow
preventers that serve this development are located outside the right-of-way as shown
Feb. 5, 2025 Item #1 22 of 118
on the Site Plan and to the satisfaction of the city engineer. These facilities shall be
constructed within the property.
Utilities
49.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
50.The developer shall agree to design landscape and irrigation plans utilizing recycled water
as a source and prepare and submit a colored recycled water use map to the Planning
Department for processing and approval by the district engineer.
51.Developer shall install potable water and/or recycled water services and meters at
locations approved by the district engineer. The locations of said services shall be
reflected on public improvement plans.
52.The developer shall agree to install sewer laterals and clean-outs at locations approved
by the city engineer. The locations of sewer laterals shall be reflected on public
improvement plans.
53.The developer shall design and agree to construct public water, sewer, and recycled water
facilities substantially as shown on the Site Plan to the satisfaction of the district engineer
and city engineer.
54.The developer shall submit a detailed sewer study, prepared by a registered engineer,
that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe,
velocity in the main lines, and the capacity of the existing infrastructure. Said study shall
be submitted concurrently with the improvement plans for the project and the study shall
be prepared to the satisfaction of the district engineer.
55.The developer shall submit a detailed potable water study, prepared by a registered
engineer that identifies the peak demands of the project (including fire flow demands).
The study shall identify velocity in the main lines, pressure zones, and the required pipe
sizes. Said study shall be submitted concurrently with the improvement plans for the
project and the study shall be prepared to the satisfaction of the district engineer.
56.Prior to the issuance of a building permit, the developer shall submit detailed design
drawings and studies for the construction of private potable water, sewer, and fire service
line required to serve the project. Said drawings and studies shall be prepared and
submitted to the satisfaction of the building official.
Feb. 5, 2025 Item #1 23 of 118
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited
to the following:
57.Developer shall pay planned local area drainage fees in accordance with Section
15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer.
58.Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and
Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips
(ADT) and floor area contained in the staff report and shown on the (Site Plan) are for
planning purposes only.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad
Village Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning
Commission’s decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150,
the appeal must be in writing and state the reason(s) for the appeal. The City Council must make
a determination on the appeal prior to any judicial review.
NOTICE TO APPLICANT
The project site is within the appealable area of the California Coastal Commission. This Coastal
Development Permit (CDP) shall not become effective until ten (10) working days have elapsed,
without a valid appeal being filed with the Coastal Commission, following the Coastal
Commission’s receipt of the city’s notice of the CDP issuance (“Notice of Final Action”). The filing
of a valid appeal with the Coastal Commission within such time limit shall stay the effective date
of this CDP until such time as a final decision on the appeal is reached by the Coastal Commission.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
“fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow
that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul
their imposition.
Feb. 5, 2025 Item #1 24 of 118
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES
NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning,
grading, or other similar application processing or service fees in connection with this project;
NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE
similar to this, or as to which the statute of limitations has previously otherwise expired.
PASSED, APPROVED, AND ADOPTED at a Special Meeting of the Planning Commission of
the City of Carlsbad, California, held on Feb 5, 2025, by the following vote, to wit:
AYES: Burrows, Foster, Hubinger, Lafferty, Meenes, Merz, Stine
NAYES: None.
ABSENT: None.
ABSTAIN: None.
���� ROY MEENES, Vice Chair
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ERIC LARDY, City Planner
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SDP 2023-0022/CDP 2023-0034 (DEV2022-0094)
PALOMAR AND AVIARA OFFICE PROJECT
SITE MAP
J
SITE
Map generated on: 12/13/2024
Exhibit 2
Feb. 5, 2025 Item #1 26 of 118
Palomar Aviara Office Project SDP 2023-0022/CDP 2023-0034
Enhanced Stakeholder Outreach Report and Minutes
February 8, 2024
City of Carlsbad
Attn: Lauren Yzaguirre
Planning Division
1635 Faraday Avenue
Carlsbad, CA 92008
SUBJECT: Project Outreach Report for Palomar/Aviara Office Project – SDP 2023-0022/CDP 2023-0034
Dear Ms. Yzaguirre,
HWL conducted an Enhanced Stakeholder Outreach meeting for the Palomar/Aviara Office Project, SDP
2023-0022/CDP 2023-0034, in conformance with Carlsbad Council Policy No. 84, and Guidance on
Development Project Public Involvement Development Project Public Involvement Policy, Form P-21.
Attachments to the letter includes:
This transmittal, in compliance with Form P-21 Part B subsect no. 4, is the written public involvement
meeting held on January 29, 2024. The meeting was based on the public notice letter that was sent out
to the occupants within a 600-foot ownership-radius and 100-foot occupancy radius, in compliance with
CMC Section 21.54.060. The notice detailed the date, time and location of the stakeholder meeting. At
the meeting, physical plans of the proposed project were provided for reference and ADA compliance on
accessibility for participants.
A Community Outreach Meeting was held on Monday, January 29, 2024 at 6:00PM at 2888 Loker Avenue
East, Carlsbad. Notices (see Exhibit 1) of the meeting were mailed 15 days prior to the property owners
within 600 feet of the project site (see Stakeholder’s database – Exhibit 2.) Two neighbors and
stakeholders attended the meeting and signed-in on the project sign-in sheet (see Exhibit 3.) After a brief
introduction and explanation of the meeting’s purpose and format, the project manager, Stan Weiler,
gave an overview of the project and reviewed the project site plan, landscape plan and renderings.
Following the presentation there were several questions regarding the proposed project which were
answered by the project team. The questions are outlined below. The meeting adjourned at
approximately 6:45PM at which time attendees were encouraged to sign in.
Exhibit 3
Feb. 5, 2025 Item #1 27 of 118
Questions Received at the Outreach Meeting
1. How big is the proposed project?
Answer: The proposed office building will be approximately 62,000 square feet on a 6.07-acre
site and the remainder of the site would include a parking lot, and landscaping, and open space.
2. What businesses will occupy the building?
Answer: The building tenants are not known at this time but are expected to be professional
office uses consistent with the city land use regulatory code.
Feb. 5, 2025 Item #1 28 of 118
NOTICE OF PUBLIC OUTREACH MEETING
January 29, 2024
Date of Notification: January 18, 2024
Project Application: SDP 2023-0022/ CDP 2023-0034 (DEV2022-0094) – Palomar Airport Road and
Aviara Parkway Office Project
Dear Property Owners, Neighbors and Interested Stakeholders:
This letter is to invite you to an informational meeting on a proposed development project in your area.
HWL Planning and Engineering (representative to JRMC Real Estate [applicant]) has submitted a
development application to the City of Carlsbad for a Site Development Permit (SDP 2023-0022) and
Coastal Development Permit (CDP2023-0034) for a proposed 62,600 square foot, 3-story office building
with surface parking at a site located on the southeast corner of Palomar Airport Road and Aviara
Parkway in Carlsbad (APN: 212-040-64-00) (see map below and attached site plan and building
elevations). The project is currently under review by the City of Carlsbad and will be subject to a future
Planning Commission hearing where the Commission will vote to approve, deny or modify the project.
As a property owner, neighbor or interested stakeholder, you will be notified of the future Planning
Commission hearing on the project. The date of which is currently not known.
Project Location
Feb. 5, 2025 Item #1 29 of 118
The informational meeting will be held at:
6:00 p.m. - Sharp
Monday, January 29th, 2024
HWL Planning and Engineering
2888 Loker Avenue East, Suite 217
Carlsbad, CA 92010
Please congregate at the HWL office Suite 217 and we will hold the meeting at one of the conference
rooms. Plenty of free parking is available at our office.
Please RSVP by Friday, 1/26/24
to
sweiler@hwl-pe.com
At the meeting, representatives will be available to describe the proposed project and discuss questions
or concerns you may have. Maps and plans of the proposed project will also be available for review at
the meeting.
If you have any questions, please do not hesitate to contact me at (760) 929.2288 Ext. 402 or
sweiler@hwl-pe.com.
Sincerely,
L. Stan Weiler, AICP
HWL Planning and Engineering
Attachments: Site Plan and Building Elevation
Feb. 5, 2025 Item #1 30 of 118
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PALOMAR AIRPORT ROAD AND AVIARA PARKWAY
CARLSBAD, CA 92010
WWW.RAYMONDFOX.COM
92108 CA DIEGO SAN 340 STE HOTEL CIRCLE NORTH 1660
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MEDICAL ARCHITECTURE & CONSULTING
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Feb. 5, 2025 Item #1 32 of 118
PALOMAR AIRPORT ROAD AND AVIARA PARKWAY
CARLSBAD, CA 92010
WWW.RAYMONDFOX.COM
92108 CA DIEGO SAN 340 STE HOTEL CIRCLE NORTH 1660
(619) 296-4595
MEDICAL ARCHITECTURE & CONSULTING
RAYMOND FOX & ASSOCIATES
SHEET TITLE:
PROJECT NO. :
PROJECT NAME : DA
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Feb. 5, 2025 Item #1 33 of 118
Feb. 5, 2025 Item #1 34 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
PROJECT ANALYSIS
The project is subject to the following regulations:
A.General Plan Office (O) and Open Space (OS) Land Use Designation
B.Office (O) Zone (CMC Chapter 21.24), Open Space (OS) Zone (CMC Chapter 21.33), and
Commercial/Visitor-Serving Overlay Zone (CMC Chapter 21.208)
C.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203)
D.Site Development Plan (CMC Chapter 21.06)
E.McClellan-Palomar Airport Land Use Compatibility Plan
F.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 5
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A.General Plan Office and Open Space Land Use Designation
The project is proposed entirely within the northern portion of the property subject to the O General
Plan Land Use designation which allows for a wide range of general office, medical, and other
professional uses as well as ancillary uses. The remaining south portion of the lot which contains the
Encinas Creek, is included within the Laurel Tree Lane Preserve, and is protected by a conservation
easement. The preserve area has a General Plan Land Use Designation of OS, Open Space and is within
the Open Space (OS) Zone, which allows for natural resource areas, areas for production of resources
and recreation and aesthetic area. No development is proposed within the OS portion of the lot which
contains riparian habitat and acts as a habitat buffer between the project site and the Encinas Creek to
the south. Exhibit 4
Table A below identifies the permissible floor area ratio (FAR) for properties located within the O
General Plan Land Use designation.
TABLE A – PROPOSED FAR
Gross Square Footage in
O Designation
Allowable FAR per
O Designation; Allowed Maximum
Square Footage
Project FAR;
Proposed Square Footage
0.18 0.6 FAR
118,396 Square Feet Maximum
.03 FAR
62,600 Square Feet
General Plan Compliance
In addition to the above, the project also complies with the other Elements of the General Plan as
outlined in Table “B” below:
Feb. 5, 2025 Item #1 35 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
TABLE B – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.2 – Promote a diversity of
compatible land uses throughout
the city, to enable people to live
close to job locations, adequate and
convenient commercial services,
and public support systems such as
transit, parks, schools, and utilities.
Goal 2-G.8
Provide opportunities for
continued economic growth
and vitality that enhance
Carlsbad’s position as a
premier regional
employment center.
The proposed project includes the
construction of a 62,600 square foot
medical office at the northeast
corner of Palomar Airport Road and
Aviara Parkway. The site is adjacent
to a commercial golf course to the
north, a gym to the east, a multi-
family residential apartment to the
south and additional offices to the
west. The proposed medical office
will provide a convenient essential
service to surrounding residences.
The medical office will also provide
employment opportunities for
residents who live within proximity
to the site, therefore enhancing the
city’s position as a premier regional
employment center.
Yes
Mobility Goal 3-G.3 – Provide inviting
streetscapes that encourage
walking and promote livable streets.
Policy 3-P.5 – Require developers to
construct or pay their fair share
toward improvements for all travel
modes consistent with the Mobility
Element, the Growth Management
The project includes the
construction of approximately 380
feet of ADA-compliant sidewalk on
the south side of Palomar Airport
Road along with new street trees.
The project also includes a new
curb, gutter, sidewalk, and driveway
on Laurel Tree Lane. These
upgrades will create an inviting
streetscape and encourage walking.
Furthermore, the project supports
walkability and mobility by being
located near other existing goods
and services including a golf course
to the north and a commercial gym
to the east. In addition, the
applicant will be required to pay any
applicable traffic impact fees, prior
to issuance of a building permit,
that will go toward future road
improvements.
Yes
Open Space,
Conservation
& Recreation
Goal 4-G.3 – Protect
environmentally sensitive lands,
wildlife habitats, and rare,
The southern portion of the site
contains the Laurel Tree Lane
Preserve which is protected by a
Yes
Feb. 5, 2025 Item #1 36 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
threatened, or endangered plant
and animal communities.
conservation easement and
functions as a 70-foot-wide riparian
buffer between the project site and
the Encinas Creek to the south. The
objective of the buffer is to protect
water quality and associated
biological resources by
providing separation from human
activities and to serve as a filtering
mechanism for runoff before it
enters the riparian zone. The buffer
area was previously improved by
the previous Biltmore/24-Hour
Fitness project adjacent and to the
east of the project site, as required
by the resource agencies. No
additional work is needed in the
habitat buffer area or within the
Encinas Creek. The 70-foot buffer
zone is protected by an existing
open space and conservation
easement and a General Plan Open
Space designation. No activity will
occur within the buffer.
Feb. 5, 2025 Item #1 37 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Noise Goal 5-G.1 – Protect public health
and welfare by eliminating existing
noise problems where feasible,
maintaining an acceptable indoor
and outdoor acoustic environment,
and preventing significant
degradation of the acoustic
environment.
Goal 5-G.2 – Ensure that new
development is compatible with the
noise environment, by continuing to
use potential noise exposure as a
criterion in land use planning.
The proposed project is located
within the 60-65 and 65-70 dB
Community Noise Equivalent Level
(CNEL) noise contours in the
McClellan Palomar Airport Land Use
Compatibility Plan. Medical offices
are deemed a compatible use
within the 60-65 CNEL contour in
the ALUCP that will not be affected
by aircraft noise and a conditionally
compatible use in the 65-70 dB
CNEL contour in the ALUCP.
Buildings must be designed to
attenuate exterior noise to the
indoor standard of 50 dBA CNEL
pursuant to California Code of
Regulation (CCR) Title 24. Exterior
noise levels associated with aircraft
operations would be 70 dBA CNEL
and noise modelling found in the
Noise Evaluation (Ldn Consulting
2024) demonstrates the building
could attenuate exterior noise to
the indoor standard of 50 dBA CNEL
pursuant to CCR Title 24 by
implementing recommendations in
the Noise Evaluation.
Operational noise impacts due to
new mechanical heating-ventilation
(HVAC) systems, roadway noise, and
aircraft operations were also
addressed in the noise evaluation.
The evaluation concludes that the
project’s HVAC would not expose
nearby residential properties to
noise levels in excess of the city
standards. Nosie related to roadway
traffic and aircraft when combined
with operations at McClelland-
Palomar Airport would result in an
on-site noise exterior noise level of
74.4 dBA CNEL. According to Table
5-1 of the Noise Element of the
Yes
Feb. 5, 2025 Item #1 38 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
General Plan, the city considers
office uses conditionally compatible
with noise levels up to 77 dBA CNEL
provided it can be demonstrated
that interior noise standards can
achieve the interior noise standard
of 50 dBA CNEL in accordance with
CCR Title 24. Interior noise
standards would be achieved for
the project through the
incorporation of noise attenuation
design recommendations in the
noise evaluation and shown on the
project plans as design features.
Public Safety Goal 6-G.2 – Minimize safety
hazards related to aircraft
operations in areas around the
McClellan-Palomar Airport.
The proposed project is in
compliance with the ALUCP airspace
protection surfaces because the
maximum height of the proposed
medical office including the
architectural tower is below the
height that requires notification of
construction to the FAA. Despite
this, the project has been reviewed
by the Federal Aviation
Administration (FAA) for compliance
with CFR Title 14, Part 77, in
accordance with the Review Area 1
procedures (FAA 2024). Through the
review process, it has been
determined that the Project design
would comply with the safety
provisions of the ALUCP, would not
exceed obstruction standards and
would not result in hazard to air
navigation.
Yes
Feb. 5, 2025 Item #1 39 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
In addition, the proposed project is
located within Safety Zones 2, 4 and
6. The ALUCP identifies office
buildings (including medical offices)
within Safety Zone 6 as compatible
with airport uses, and conditionally
compatible with airport uses in
Safety Zones 2 and 4 only if the
development complies with either
the maximum allowable floor area
ratio (FAR) or the maximum
intensity and lot coverage limits as
specified in Table III-2 (ALUCP
Section 3.4.14). The office complies
with the allowable FAR for each
safety zone and is therefore
compatible in Safety Zones 2 and 4.
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
Policy 6-P.6 – Enforce the
requirements of Titles 18, 20, and
21 pertaining to drainage and flood
control when reviewing applications
for building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city, to
provide fire protection standards
for all existing and proposed
structures.
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the provision
of public utilities and facilities.
The proposed structural
improvements will be required to
be designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all the applicable
fire safety requirements including
fire sprinklers.
Furthermore, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Yes
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
The project implements and is
consistent with measures identified
Yes
Feb. 5, 2025 Item #1 40 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
strategy to reduce greenhouse gas
emissions.
in the Climate Action Plan (CAP)
through the provision of renewable
energy generation (photovoltaic
systems), energy conservation
(Green Building Code), and by
accommodating Zero-Emission
vehicles and other greenhouse gas
reduction measures and features.
At building permit, the project will
also be reviewed for compliance
with the CAP ordinances.
B. Office (O) Zone (CMC Chapter 21.24), Open Space (OS) Zone (CMC Chapter 21.33), and
Commercial/Visitor-Serving Overlay Zone (CMC Chapter 21.208)
The proposed project is required to comply with all applicable land use and development standards of
the Carlsbad Municipal Code (CMC) including the Office (O) Zone (CMC Chapter 21.24), the Open Space
(OS) Zone (CMC Chapter 21.33) and the Commercial/Visitor-Serving Overlay Zone (CMC Chapter 21.208).
Office Zone
Table “C” below shows how the project complies with the applicable requirements of the Office Zone.
TABLE C- O ZONE COMPLIANCE
STANDARDS REQUIRED PROPOSED COMPLY
Building*
Height
42 feet*; 55 feet for allowed
architectural tower protrusions
42 feet/ 52 feet for allowed
architectural tower protrusion
Yes
Setbacks* Primary Front Yard (Palomar
Airport Road – Prime Arterial Road):
Building – 50 feet/57 feet for
additional height
Parking Lot – 30 feet/37 feet for
additional height
Primary Front Yard (Palomar Airport
Road – Prime Arterial Road):
Building – 57 feet
Parking Lot – 37 Feet
Yes
Front Yard (Laurel Tree Lane):
Building – 20 feet/27 feet for
additional height
Parking Lot – 10 feet/17 feet for
additional height
Front Yard (Laurel Tree Lane):
Building – 27 feet
Parking Lot – 17 feet
Yes
Feb. 5, 2025 Item #1 41 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Street Side Yard (Aviara Parkway -
Arterial Road):
Building – 30 feet/37 feet for
additional height
Parking Lot – 15 feet/22 feet for
additional height
Street Side Yard (Aviara Parkway -
Arterial Road):
Building – 37 feet
Parking Lot – 22 feet
Yes
Interior Side Yard (Eastern Property
Line):
Building – 10 feet/17 feet for
additional height
Parking Lot – 5 feet/12 feet for
additional height
Interior Side Yard (Eastern Property
Line):
Building – 17 feet
Parking Lot – 12 feet
Rear Yard (South Property Line):
Building – 10 feet/17 feet for
additional height
Parking Lot – 5 feet/12 feet for
additional height
Rear Yard (South Property Line):
Building – 17 feet
Parking Lot – 12 feet
Yes*
Lot Coverage 50% maximum 8% Yes
Parking Required Pursuant to Chapter 21.44: 1 space per 200 square feet of gross floor area = 313 spaces
313 spaces Yes
Parking Lot Landscaping 10% of the site devoted to uncovered parking/10,638.1 square feet
Minimum of one 15-gallon tree per four parking stalls = 79
12.5%/13,174 square feet
126 parking lot trees
Yes
Employee Outdoor Eating Areas
300 square feet per 5,000 square feet of building area: 3,756 square feet Credit towards the required
amount of square footage will be given for indoor eating facilities on a 1:1 basis
Outdoor Eating Area A: 1,372.58 Outdoor Eating Area B: 1,330.76 Indoor Employee Lounge: 1,052.66 Total: 3,756 square feet
Yes
Feb. 5, 2025 Item #1 42 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
* Section 21.27.050 allows an increase in building height over the 35-foot height limit when setbacks are
increased by one foot for every foot of building height over 35 feet. The office is proposed at 42-feet-tall
which is a 7-foot increase over the 35-foot height limit. Therefore, all setbacks are subject to an increase
of 7-feet. This section also allows for an increase in height for architectural features such as architectural
towers up to a maximum height of 55-feet. The architectural tower proposed at 52-feet meets the
requirements pursuant to section 21.46.020(A)(3)(b) for allowed architectural protrusions.
Open Space Zone
No development is proposed within the portion of the lot zoned as OS which includes the Encinas Creek
and associated riparian habitat.
Commercial/Visitor-Serving Overlay Zone
The project site is located within the Commercial/Visitor-Serving Overlay Zone. Because the property is
being developed as an Office building, which is a permitted use of the underlying Office zone, the
project is not subject to the provisions of the Overlay Zone.
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203)
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is not located
within the appealable area of the California Coastal Commission. The project site has an LCP Land
Use designation of Office (O) and Open Space (OS), which are consistent with the city’s General
Plan and Zoning. The project’s consistency with the Office (O) and Open Space (OS General Plan
Land Use designation is analyzed in Section “A,” Table “B” and “C” above.
The project consists of the construction of a 62,600-square-foot, three story, 42-foot-tall, medical
office building with a 316-spaces surface parking lot and interior and exterior employee eating
areas on a 6.07-acre site located on the southeast corner of Palomar Airport Road and Aviara
Parkway. The medical office is proposed on the portion of the lot that is zoned and designated for
office uses. The proposed three-story medical office will not obstruct views of the coastline as
seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the
coastal zone. No agricultural uses currently exist on the site. The project footprint is located
entirely outside of the sensitive resources (Encinas Creek and associated habitat) located in the
open space easement on the south portion of the lot and adequate buffers have been established
to ensure this area will continue to be conserved. In addition, the proposed three-story medical
office project is not located in an area of known geologic instability or flood hazards. Since the
site does not have frontage along the coastline, no public opportunities for coastal shoreline
access are available from the subject site. Furthermore, the office designated site is not suited for
water-oriented recreation activities.
Feb. 5, 2025 Item #1 43 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional
Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil
erosion. No undevelopable steep slopes or native vegetation is located on the subject property
and the previously graded site is not located in an area prone to landslides, or susceptible to
accelerated erosion, floods, or liquefaction.
D. Site Development Plan (CMC Chapter 21.06)
According to CMC section 21.27.040, approval of a Minor Site Development Plan processed according to
the provisions of Chapter 21.06 shall be required for any development in the O zone. Therefore, the
project requires a Minor Site Development Plan. Six site development plan findings are required for the
project. The required findings with justification for each are summarized below and contained in
Planning Commission Resolution (Exhibit 1 to the Feb. 5, 2025 Planning Commission Staff Report).
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code.
The project consists of a 62,600-square-foot, three story, 42-foot-tall, medical office with a 316-
spaces surface parking lot and interior and exterior employee eating areas on a lot located at
the southeast corner of Palomar Airport Road and Aviara Parkway. All improvements are
proposed within the northern 118,396-square-foot portion of the property subject to the
General Plan Land Use designation of O, Office and within the Office (O) Zone. The O land use
designator allows for a wide range of general office, medical, and other professional uses as well
as ancillary uses with a maximum permitted floor area ratio (FAR) of 0.6. The 62,600-square-foot
building is below the 118,396-square-foot maximum square footage allowed with a 0.32 FAR.
The remaining south portion of the lot which contains the Encinas Creek, is included within the
Laurel Tree Lane Preserve, and is protected by a conservation easement. The preserve area has
a General Plan Land Use Designation of OS, Open Space and is within the Open Space (OS) Zone,
which allows for natural resource areas, areas for production of resources and recreation and
aesthetic area. No development is proposed within the OS portion of the lot which contains
riparian habitat and acts as a habitat buffer between the project site and the Encinas Creek to
the south. The project is consistent with all remaining development and design standards
applicable to the property as contained in Chapters 21.27 Office Zone of the Carlsbad Municipal
Code.
2. That the requested development or use is properly related to the site, surroundings, and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or
use is to be located, and will not adversely impact the site, surroundings, or traffic circulation.
The proposed 62,600-square-foot, three story, 42-foot-tall, medical office with a 316-spaces
surface parking lot and interior and exterior employee eating areas is located on a portion of a
Feb. 5, 2025 Item #1 44 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
6.07-acre site zoned O. The project will not be detrimental to existing uses or to uses specifically
permitted in the area in which the use is located in that medical office uses are permitted by
right in the O Zone. The property is surrounded on two sides by commercial uses, including a
commercial golf course to the north, a gym to the east and office uses to the west. The existing
open space preserve located on the southern portion of the property provides a buffer between
the proposed medical office and the Encinas Creek. This area also acts as a buffer between the
proposed medical office and the existing multi-family residential apartment building to the
south. A Transportation Impact Analysis (TIA) for the proposed Project was conducted and
found that the medical office will generate 3,130 average daily trips (ADT). The project trips
were distributed to the local roadway network to evaluate the potential for traffic impacts. The
TIA also took into account near-term traffic associated with approved and pending projects that
will add traffic to the local study area by the time of project occupancy. One additional signal
modification was also assumed since one of the near-term projects was conditioned to install
the northbound right-turn overlap phase at Palomar Airport Road/Aviara Parkway. Based on the
analyses conducted in the TIA, the proposed medical office would not result in a significant
impact to the roadway network in the project area, including the Palomar Airport/College
Boulevard/Aviara Parkway intersection adjacent to the site.
3. That the site for the intended development or use is adequate in size and shape to
accommodate the use.
The 62,600-square-foot, three story, 42-foot-tall, medical office building with a 316-spaces
surface parking lot and interior and exterior employee eating areas is located on a portion of a
6.07-acre site zoned O. All applicable code requirements have been met including parking and
building coverage standards. The project’s proposed increase in building height from 35 feet to
42 feet with an addition 3-feet for a parapet is permitted pursuant to CMC 21.27.050(A)(3) as all
required setbacks have been increased at a ratio of one horizontal foot for every one foot of
vertical construction beyond 35 feet for a total setback increase of 7 feet on each side. The
additional 3-foot parapet is a permitted height protrusion pursuant to CMC 21.27.050 as it does
not exceed an overall height of 45-feet. The proposed 52-foot-tall architectural tower is a
permitted protruding architectural feature as the extra height does not function to provide
usable floor area, does not accommodate and/or screen building equipment, does not adversely
impact adjacent properties due to the distance of the structure from property lines and is
necessary to ensure the building design excellence by providing interest and contrast in the
building façade and roofline.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
Setback areas have been landscaped to screen the parking areas. Adequate on-site vehicular
circulation has been provided to accommodate passenger and truck traffic. In addition, the
existing open space preserve located on the south portion of the project site which provides a
buffer between the project and the existing Encinas Creek and between the proposed project
and the multi-family apartment building to the south will remain untouched as required by the
recorded open space easement.
Feb. 5, 2025 Item #1 45 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
5. That the street systems serving the proposed development or use is adequate to properly
handle all traffic generated by the proposed use.
The proposed 62,600-square-foot, three story, 42-foot-tall, medical office building will generate
3,130 average daily trips (ADT). A Transportation Impact Analysis (TIA) for the proposed Project
was conducted and found that the medical office will generate 3,130 average daily trips (ADT).
The project trips were distributed to the local roadway network to evaluate the potential for
traffic impacts. The TIA also took into account near-term traffic associated with approved and
pending projects that will add traffic to the local study area by the time of project occupancy.
One additional signal modification was also assumed since one of the near-term projects was
conditioned to install the northbound right-turn overlap phase at Palomar Airport Road/Aviara
Parkway. Based on the analyses conducted in the TIA, the proposed medical office would not
result in a significant impact to the roadway network in the project area, including the Palomar
Airport/College Boulevard/Aviara Parkway intersection adjacent to the site.
6. That the proposed development or use meets all other specific additional findings as required
by Title 21.
Pursuant to CMC section 21.27.050, the proposed architectural tower is allowed to exceed the
45-foot height limit, up to a height of 52-feet because the protruding architectural features does
not function to provide usable floor area, does not accommodate and/or screen building
equipment, does not adversely impact adjacent properties and is necessary to ensure the
buildings design excellence.
E. McClellan-Palomar Airport Land Use Compatibility Plan
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility
Plan (ALUCP). The ALUCP was amended on December 1, 2011, and all projects within its boundary are
required to be reviewed for consistency with its goals and policies. The ALUCP identifies four types of
airport impacts that must be considered for each development: Noise, Safety, Airspace Protection, and
Overflight.
Noise
The proposed project is located within the 60-65 and 65-70 dB Community Noise Equivalent Level
(CNEL) noise contours. Medical offices are deemed a compatible use within the 60-65 CNEL noise
contour in the ALUCP that will not be affected by aircraft noise and a conditionally compatible use in the
65-70 dB CNEL noise contour in the ALUCP. Buildings must be designed to attenuate exterior noise to
the indoor standard of 50 dBA CNEL pursuant to California Code of Regulation (CCR) Title 24. Exterior
noise levels associated with aircraft operations would be 70 dBA CNEL and noise modelling found in the
Noise Evaluation (Ldn Consulting 2024) demonstrates the building could attenuate exterior noise to the
indoor standard of 50 dBA CNEL pursuant to CCR Title 24 by implementing recommendations in the
Noise Evaluation.
Safety
Feb. 5, 2025 Item #1 46 of 118
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
The proposed project is located within Safety Zones 2, 4 and 6. The ALUCP identifies office buildings
(including medical offices) within Safety Zone 6 as compatible with airport uses, and conditionally
compatible with airport uses in Safety Zones 2 and 4. Offices are allowed in Safety Zones 2 and 4 only if
the development complies with either the maximum allowable floor area ratio (FAR) or the maximum
intensity and lot coverage limits as specified in Table III-2 (ALUCP Section 3.4.14). The project proposes
14,721 square feet of office space in Safety Zone 2, 3,058 square feet in Safety Zone 4 and 44,821 square
feet in Safety Zone 6, all of which comply with the maximum square footages permitted within each
safety zone per the respective FAR as outlined in the ALUCP.
Airspace Protection
The proposed project is in compliance with the ALUCP airspace protection surfaces because the maximum
height of the proposed medical office including the architectural tower is below the height that requires
notification of construction to the FAA. Despite this, the project has been reviewed by the Federal Aviation
Administration (FAA) for compliance with CFR Title 14, Part 77, in accordance with the Review Area 1
procedures (FAA 2024). Through the review process, it has been determined that the Project design would
comply with the safety provisions of the ALUCP, would not exceed obstruction standards and would not
result in hazard to air navigation.
Overflight
The proposed project is not located within the overflight notification area.
F. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone
The proposed project is located within Local Facilities Management Zone 5 in the Northwest 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 “D” below.
TABLE D – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand
City Administration No Impact; does not generate population
Library No Impact; does not generate population
Wastewater Treatment 34.8 Equivalent Dwelling Units (EDU)/26,535 GPD
Parks No Impact; does not generate population
Drainage 4.54 CFS, Drainage Basin C
Circulation 3,130 ADT
Fire Fire Station 4
Open Space No Impact
Schools No Impact; does not generate population
Sewer Collection System 34.8 Equivalent Dwelling Units (EDU)/26,535 GPD
Water 26,535 GPD Average
Feb. 5, 2025 Item #1 47 of 118
From:Steve Linke
To:Lauren Yzaguirre
Subject:Palomar Aviara Medical Office Building CEQA Determination
Date:Tuesday, December 3, 2024 5:19:13 PM
Ms. Yzaguirre:
I noted the determination that the Palomar Aviara Medical Office Building project (formerly
Kelly-JRM Office Building project) does not require any further CEQA documentationrelative to a previous MND approved by the City Council on 9/18/2007.
Regarding the Transportation component:
(a) The MND is over 17 years old. and the traffic study for that MND is probably a few years
older than that.
(b) The project will be adding vehicle traffic to an intersection of Palomar Airport Road thathas now been exempted from the Growth Management Program vehicle congestion
performance standard due to degradation below LOS D.
(c) I believe there is a substantial residential project being built directly adjacent, and whichwill also be adding its traffic to the same intersection. That project would not have been
included in any 2007-era cumulative Transportation Impact Analysis (TIA) cumulative impactstudy and may not have been included in a more recent analysis.
(d) This project would be required to prepare a Transportation Demand Management (TDM)
plan under existing rules based on vehicle miles traveled (VMT).
Questions:
A. Is there a method to appeal this determination?
B. Please provide the following documentation, or let me know whether I need to file a publicrecords request:
2024 Transportation Impact Analysis (LLG)2007 Planning Commission Agenda Bill for the project (the 9/18/2007 City Council
Agenda Bill refers to a date of 5/16/2007, but I was unable to locate the correspondingAgenda Bill on the records site)
TIA conducted for the 2007 MND
C. Is there no "expiration date" on old EIRs and MNDs that can trigger the need formeaningful updates? A lot of things change over 20 years.
Best regards,
Steve Linke
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Exhibit 5
Public Comment
Feb. 5, 2025 Item #1 48 of 118
From:C B
To:Lauren Yzaguirre
Subject:Palomar and Aviara Office Project
Date:Tuesday, January 14, 2025 1:03:10 PM
Hi Lauren,
Thank You for listening/answering questions when I called this morning.
The City of Carlsbad / Jasmyne Sheridan provided support and assistance 09/2024 move into :
Vista Azul
1380 Laurel Tree Ln. Apt. 203Carlsbad, Ca 92011.
Thanks Again City of Carlsbad!
This property has limited parking.Providing no Guest Parking.
Residents having more then one car per household must find parking onLaurel Tree Ln.
Laurel Tree Ln. Is also forced to accommodate for lack of on site parking for residents and
guests of Laurel Tree Apts.
Laurel Tree Ln. Not a through street.Cup-de-sac where 24 Hour Fitness is located.
Laurel Tree Ln. and Aviara more housing currently under construction.
Only exasperates problems.
Safety concerns due to speeding cars in out 24 Hour Fitness, Blind Spots trying to pull out of
Vista Azul Apts.And recently witnessed disabled man operating scooter not visible to driver
almost hit by car.
Many cars parked on Laurel Tree Ln.not moved regularly. Not do much to alleviate problems.
Parking and Traffic solutions needed.
Office project not likely help.
Sincerely,
Catherine Besmehn
Item 1 - Correspondence Received by 3 p.m. 1-14-2025
Feb. 5, 2025 Item #1 49 of 118
Item 1 - Correspondence received by 2 p.m., 2-4-2025
From: Steve Linke <splinke@gmail.com>
Sent: Monday, February 3, 2025 10:59 PM
To: Planning <planning@carlsbadca.gov>
Subject: Public comment on Palomar Aviara Medical Office Building (2/5/2025 Planning Commission)
Planning Commission and Staff:
I noted Baranek Consulting Group's comment letter responding to my 12/3/2024 email
inquiry to staff on this project. My email (appended below) was not really intended as a
public comment on the project, nor was it a product of Equitable Land Use Alliance.
Rather, the email was simply a request for information on staff's CEQA determination
process and the supporting documentation that this specific project did not require any
further CEQA study--specifically, the 2007 and 2024 traffic studies. The new 2024 study
was not publicly available at the time, so there was no way to know its contents.
After receiving a copy of the 2024 traffic study from staff, and assuming it is accurate, the
only remaining concern is the required Transportation Demand Management (TDM) Plan. It
should be subject to public review, rather than relying entirely on staff to negotiate at a
later date. Also, it would be very useful in the future for staff to publish the supporting
documentation, like traffic studies, when CEQA determinations are made.
Best regards,
Steve Linke
Carlsbad
-------- Forwarded Message --------
Subject: Palomar Aviara Medical Office Building CEQA Determination
Date: Tue, 3 Dec 2024 17:19:05 -0800
From: Steve Linke <splinke@gmail.com>
To: Lauren.Yzaguirre@carlsbadca.gov
Ms. Yzaguirre:
I noted the determination that the Palomar Aviara Medical Office Building project (formerly
Kelly-JRM Office Building project) does not require any further CEQA documentation
relative to a previous MND approved by the City Council on 9/18/2007.
Regarding the Transportation component:
(a)The MND is over 17 years old. and the traffic study for that MND is probably a few years
older than that.
(b)The project will be adding vehicle traffic to an intersection of Palomar Airport Road that
has now been exempted from the Growth Management Program vehicle congestion
performance standard due to degradation below LOS D.
(c)I believe there is a substantial residential project being built directly adjacent, and
which will also be adding its traffic to the same intersection. That project would not have
been included in any 2007-era cumulative Transportation Impact Analysis (TIA) cumulative
impact study and may not have been included in a more recent analysis.
(d)This project would be required to prepare a Transportation Demand Management (TDM)
plan under existing rules based on vehicle miles traveled (VMT).
Questions:
A. Is there a method to appeal this determination?
B. Please provide the following documentation, or let me know whether I need to file a
public records request:
•2024 Transportation Impact Analysis (LLG)
•2007 Planning Commission Agenda Bill for the project (the 9/18/2007 City Council
Agenda Bill refers to a date of 5/16/2007, but I was unable to locate the
corresponding Agenda Bill on the records site)
•TIA conducted for the 2007 MND
C. Is there no "expiration date" on old EIRs and MNDs that can trigger the need for
meaningful updates? A lot of things change over 20 years.
Best regards,
Steve Linke
Law Offices of Andrea Contreras
LAND USE | REAL ESTATE | ENVIRONMENTAL
9921 Carmel Mountain Road, No. 375 | San Diego, CA 92129-2813
andrea@sddirtlaw.com | www.sddirtlaw.com
858.733.0002
February 4, 2025
Via email only: planning@carlsbadca.gov
Chair Peter Merz Planning Commission City of Carlsbad 1200 Carlsbad Village Drive
Carlsbad, CA 92008
Re: Planning Commission Agenda of February 5, 2025 Item No. 1-Palomar & Aviara Office Project
Chair Merz and Planning Commissioners:
I represent SSG-TH, LLC, a stakeholder and owner of property adjacent to the subject property of the above-referenced Project. The purpose of this letter is to convey my Client’s objections to several deficiencies in the analysis performed under the California Environmental
Quality Act (“CEQA”) for the Project. In summary, city staff has incorrectly found the Project does not require preparation of a subsequent Environmental Impact Report (“EIR”) or Negative Declaration (“ND”).
The Change In Use from Office to Medical Office is a Substantial Change
California Code of Regulations title 14, division 6, chapter 3 (“CEQA Guidelines”) section 15162 requires a subsequent EIR or ND to be prepared when “[s]ubstantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects.” In this case, the change of use from
general office to medical office is significant and requires the preparation of at least an addendum.
The 2007 Mitigated Negative Declaration (“MND”) for the prior unrealized project analyzed a general office building located in the planned industrial zone. The current project is a medical office building in the office zone. The change in uses is significant and the “Statement of
Reasons and Determination that a Project is Consistent with a Prior Environmental Document and No Further Documentation is Required” (“Consistency Analysis”) does not adequately analyze the changes in use and their impacts.
For example, a medical office use is not permissible in the planned industrial zone. Yet the
MND was completed for an office building in the former planned industrial zone. The Consistency Analysis does not account for the change in zoning in its analysis (or even refer to another environmental document for the zoning change). As such, the Consistency Analysis is inadequate.
Law Offices of Andrea Contreras
9921 Carmel Mountain Road, No. 375 | San Diego, CA 92129-2813
andrea@sddirtlaw.com | www.sddirtlaw.com
858.733.0002
2
New Information of Substantial Importance
CEQA Guidelines section 15162(3) requires a subsequent EIR or ND to be prepared when
new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time of preparation of the original document. In this case, there is a trove of new information of substantial importance that was not analyzed in the MND.
Many categories now requiring analysis by CEQA were not required in 2007, for example, Energy Resources, Greenhouse Gas (“GHG”), and Wildfire. For each of these impacts, the City acknowledges the past MND did not address these impacts but fails to provide substantial evidence to demonstrate why they are not substantial. Project-specific technical reports and exhibits should
be completed to enhance the original environmental analysis to provide more transparency to the
public.
The GHG section of the Consistency Analysis, states:
"The Project does not propose an intensification of the planned Office use of the
site and is also consistent with General Plan policies that would help reduce GHG emissions. As a result, the Project would not contribute considerably to climate change impacts and is still in compliance and within the scope of this prior environmental document. Impacts to GHG emissions associated with the proposed
is less than significant."
This reasoning is incorrect. The change of use from General Office to Medical Office does constitute an intensification of use. For example, consider the additional 3,130 Average Daily Trips (“ADT”) projected to result from the project. The MND assumed the original
project would add 1,700 ADT to the circulation network, while this Project projects 3,130, an
increase of 1,430 ADT, or nearly double what was anticipated for the original project.
Regarding traffic, the use of the previous CEQA standard of Level of Service (“LOS”), instead of the current CEQA standard of Vehicle Miles Traveled (“VMT”) is questionable because
the project represents a different use than was previously analyzed. Staff’s assertion that "the
Project would not result in any new or more severe impacts relative to what was identified the MND" is undermined by a failure to update the analysis with a VMT report. A VMT analysis should be carried out before the Project is approved.
When analyzed under VMT, the Project will most likely have impacts beyond those
determined in the original MND. The impacts may also be different from the impacts analyzed in the original MND and therefore require a different form of mitigation.
Law Offices of Andrea Contreras
9921 Carmel Mountain Road, No. 375 | San Diego, CA 92129-2813
andrea@sddirtlaw.com | www.sddirtlaw.com
858.733.0002
3
Finally, given the significant increase in understanding of wildfires since 2007, the paltry
documentation in the Consistency Analysis is insufficient. An evacuation modeling and analysis
should be performed given the change in intensity of the Project.
Insufficient Notice
Finally, despite being located across the street from the Project site, my Client has never
been properly noticed of the proceedings of this application. It was only through word of mouth
that my Client was able to comment on this matter.
For the foregoing reasons, SSG-TH, LLC, respectfully requests the planning commission
deny the applications for Site Development Plan Number 2023-0022 and Coastal Development
Permit Number 2023-0034.
Sincerely,
Andrea Contreras
cc: Lauren Yzaguirre (lauren.yzaguirre@carlsbadca.gov) Cindie McMahon (cindie.mcmahon@carlsbadca.gov)
Jeff Murphy (jeff.murphy@carlsbadca.gov)
Mike Strong (mike.strong@carlsbadca.gov) Eric Lardy: (eric.lardy@carlsbadca.gov)
Item 1 - Correspondence received by 3pm, 2-5-2025
From: Kim Baranek
Sent: Wednesday, February 5, 2025 1:49 PM
To: Lauren Yzaguirre <Lauren.Yzaguirre@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov>
Cc: James McCann ; Roman Lopez
Subject: Response to hearing comments
Please accept this letter as a response to claims raised in the letter from Andrea Contreras and e-mail
from Steve Linke received on the Palomar Aviara MOB project.
Thank-you-
Kim Baranek
Principal/Senior Project Manager
Environmental Planning + Management Services
9984 Scripps Ranch Boulevard, #138
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February 5, 2025
City of Carlsbad Planning Commission
1200 Carlsbad Village Drive
Carlsbad, CA 92008
SUBJECT: PALOMAR AVIARA MEDICAL OFFICE BUILDING (CDP 2023-34 AND MINOR SDP 2023-
22) RESPONSE TO COMMENTS FROM MS. ANDREA CONTRERAS AND MR. STEVE LINKE
Dear Chair and Planning Commissioners:
Baranek Consulting Group, Inc. is in receipt of a letter and e-mail received by the city Planning
Department from Ms. Andrea Contreras of Law Offices of Andrea Contreras, dated February 4,
2025, and Mr. Steve Linke, dated February 5, 2024, respectively. We would like to offer
continued support for the city’s determination that the Statement of Reasons and
Determination that a Project is Consistent with a Prior Environmental Document and No
Further Documentation is Required Pursuant to CEQA §21166 and CEQA Guidelines §§15162
and 15164 (Statement of Reasons) is appropriate and valid for the proposed project. The
claims in Ms. Contreras’ letter and similar comments in Mr. Linke’s e-mail lack merit as outlined
below.
1) Comment: The Change in Use from Office to Medical Office is a Substantial Change.
Response: Although the subject property was formerly designated and zoned for
industrial use at the time the 2007 MND was adopted, the portion of the property zoned
Planned Industrial (P-M-Q Zone) was later rezoned to Office Zone (O Zone) and the
land use designation was changed to Office (O) during the 2015 Comprehensive
General Plan Update (GPA 07-02/ZC 15-02/ LCPA 07-02), as stated on page 2 of the
Statement of Reasons. As part of the 2015 and 2024 General Plan Updates, the city
certified Program and Subsequent EIRs addressing the project site’s Office use. Those
analyses are incorporated by reference and part of the evidence in the record
supporting the proposed Statement of Reasons. The project does not require any
further land use actions and is permitted under the Office Zone with a CDP and Minor
SDP. As stated in the Land Use and Planning discussion (page 27), the project would
comply with all applicable city development regulations, including CMC Title 21, Local
9984 Scripps Ranch Blvd, #138
San Diego, CA 92131
www.baranekconsulting.com
Letter to Carlsbad Planning Commissioners
February 5, 2025
Page 2
Coastal Plan and Habitat Management Plan, and no impact is assessed. Thus, the
Statement of Reasons adequately analyzes the project’s land use impacts.
2) Comment: New Information of Substantial Importance.
Response: The Statement of Reasons includes a discussion of three new
environmental topics added to Appendix G of the CEQA Guidelines since the 2007 MND
was adopted. Each of these topics assess project’s compliance with policies of the
General Plan, Climate Action Plan (CAP) and city ordinances to demonstrate that the
project would not result in any new significant impacts to Energy, Greenhouse Gas
Emissions (GHG) and Transportation, consistent with the standard of review required in
CEQA §§21166 and 15162.
GHG Resources discussion (page 19) - The Statement of Reasons indicates that the
CAP contains actions that the city will undertake to achieve its proportionate share of
the state-wide GHG reductions. Projects that comply with the CAP requirements would
not have an incremental contribution to cumulative GHG emissions that is considerable.
As required by the city’s CAP policies, a project-specific CAP Consistency Checklist
was prepared and summarized in the Statement of Reasons. The CAP Consistency
Checklist outlines the project’s specific design features required to achieve compliance
with the GHG reduction strategies outlined in the CAP, specifically:
On-site renewable energy system
Heat pump for water heating
10% EV charging systems and spaces
In addition, the project will be required to implement a Transportation Demand
Management (TDM) plan to minimize mobile GHG sources, as indicated in the CAP
Consistency Checklist. Because the site’s change to an Office designation and zone
were assessed in programmatic CEQA documents when the General Plan and CAP
updates were approved in 2015 and 2024, additional project-specific technical reports
or exhibits are not warranted to demonstrate that the project would not result in new
significant impacts or more severe GHG impacts. Thus, the Statement of Reasons
adequately analyzes the project’s GHG impacts.
Transportation discussion (page 27) - Despite the city’s adoption of vehicle miles
travelled (VMT) thresholds, projects under review are permitted to use the level of
service (LOS) metric when their environmental review is tiered from a prior CEQA
analysis that used an LOS analysis. Pursuant to CEQA §§15162 and 15164, the
transportation review referenced in the Statement of Reasons correctly relies on a LOS
metric because the project tiers from the 2007 MND. A VMT analysis is not warranted
or appropriate to demonstrate consistency with the prior MND.
The updated transportation analysis conduct for this project demonstrates, using the
higher trip volumes and updated baseline traffic data, that study area intersections and
street segments would meet the established LOS performance standard of D or better
Letter to Carlsbad Planning Commissioners
February 5, 2025
Page 3
in the city’s Growth Management Program during peak hours. No new significant project
impacts or mitigation measures are warranted. Thus, the Statement of Reasons
adequately analyzes the project’s transportation impacts.
Wildfire discussion (page 40) – As stated in the Statement of Reasons, the project site
is situated along Palomar Airport Road and Aviara Parkway, major arterial roads that
facilitate evacuation in the event of an emergency. No improvements are proposed that
would impair the use of those roads for evacuation. The proposed Medical Office
Building will be situated approximately 100 feet from the nearest open space and
surrounded by asphalt parking and irrigated landscaping. The site and surrounding
properties are on level land with prevailing winds originating from the west. No
infrastructure is proposed that would exacerbate fire risk. Additionally, the city’s Office
of Emergency Management and Resilience offers support on emergency preparedness
for local businesses, such as the proposed project. In May 2024, police, fire and
emergency management leaders announced the new Genysys System that makes
emergency evacuation instructions more precise and efficient for communities. The
project site’s locational characteristics and moderate wildfire risk combined with the
city’s robust emergency preparedness program, would mean that the project would not
result in new or more severe wildfire impacts. There is no need to conduct a project-
specific evacuation model and analysis to make this determination. Thus, the Statement
of Reasons adequately analyzes the project’s Wildfire impacts.
3)Comment: Insufficient Notice
Response: The surrounding property owners and occupants were properly notified in
writing regarding the upcoming Planning Commission hearing, in accordance with
Council Policy for development projects.
In conclusion, the Planning Commission can find that the proposed project will not result in any
significant effects which were not examined in the previous MND pursuant to CEQA §§ 21080
and 21064.5. Therefore, the Statement of Reasons is both appropriate and valid for the
Palomar Aviara Medical Office Building Project.
Sincerely,
Kim Baranek
Principal
From:Steve Linke
To:Planning
Subject:Public comment #2 on Palomar Aviara Medical Office Building (2/5/2025 Planning Commission)
Date:Tuesday, February 4, 2025 11:22:13 PM
Planning Commission:
Consistent with the 2/4/2025 public comment by Andrea Contreras, it is critical for the
Planning Commission to consider the change of this project from a regular office use to amedical office use in the decision to exempt the project from updated CEQA analysis. This
use change substantially increases the expected average daily trips (ADT) of vehicles, from1,700 ADT for the original office use proposed in 2007, up to 3,130 ADT for the currently
proposed medical office use--and presumably changes the trips from just employees to bothemployees and patients.
While the greenhouse gases (GHGs) emitted by the building itself may not be any higher than
the originally proposed use, the vast majority of GHGs generated by projects like this tend toarise from vehicle traffic, and those have substantially increased and are completely
unaccounted for in the current CEQA approval.
Staff has routinely allowed applicants to use very old environmental documentation, allowingmany projects to avoid environmental mitigation under more recent standards. Staff has said
they "can" rely on these old studies to exempt projects, but it is up to you commissioners tooversee these decisions and determine whether you "have to" rely on the old studies, or
whether you can help protect the environment by requiring updates and potential mitigation.
So, the question you should ask of your legal counsel is: Given the change from a "regularoffice" use to a "medical office" use, including the corresponding substantial increase invehicle traffic by employees and patients, can we require CEQA updates in areas such asVMT, GHGs, etc., or are we forced under state law to accept the original CEQA studiesfrom the 2007 era despite the changes.
Don't submit to the excuse that staff somehow has infallible expertise. Use your commonsense. The project is located in a very high-VMT portion of Carlsbad (Traffic Analysis Zone
1161) that generates VMT nearly 20% higher than the CEQA significance threshold, whichwould require mitigation measures to reduce vehicle trip numbers. If the city really wants to
meet GHG and other environmental goals, then we cannot keep exempting nearly everyproject.
Best regards,
Steve LinkeCarlsbad
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Exhibit 6
Feb. 5, 2025 Item #1 50 of 118
Feb. 5, 2025 Item #1 51 of 118
Statement of Reasons and
Determination that a Project is Consistent with a
Prior Environmental Document and No Further Documentation is Required Pursuant to CEQA §21166 and CEQA Guidelines §§15162 and 15164
Date: Dec. 03, 2024 Project Title: Palomar Aviara Medical Office Building Planning Case No.: CDP 2023-34 and Minor SDP 2023-22 GP Designation: Office (O) and Open Space (OS) Zoning: Office Zone (O Zone) and Open Space Zone (OS Zone) in the Commercial
Visitor Serving Overlay Zone
Staff Contact: Lauren Yzaguirre - (442) 339-2634
Lauren.Yzaguirre@carlsbadca.gov
1. Introduction
This California Environmental Quality Act (CEQA) Analysis evaluates environmental impacts from the proposed three-story 62,600-SF Medical Office Building with two outdoor eating areas totaling 2,717-SF and a surface parking lot and ancillary improvements on the southeast corner of Palomar Airport Road at Aviara Parkway, Carlsbad, CA (APN 212-040-64-00; hereinafter referred to as the “Project”).
Documentation herein has been prepared by the City of Carlsbad as Lead Agency in full accordance with the procedural and substantive requirements of CEQA and CEQA Guidelines. Prior environmental documentation is conclusively presumed to comply with the provisions of CEQA and CEQA Guidelines for purposes of its use, unless the provisions of section 21166 and sections 15162 and 15164 are applicable.
The City Planner has completed a CEQA Guidelines sections 15162 and 15164 consistency evaluation in compliance with Public Resources Code Section 21166 for the Project. The provisions of CEQA Guidelines sections 15162, and 15164 apply when the project being analyzed is a change to, or further approval for, a project for which an EIR or negative declaration was previously certified or adopted.
2. Project Location and Description
2A. Project Location
Southeast corner of Palomar Airport Road at Aviara Parkway, Carlsbad, CA (APN 212-040-64-00).
2B. Project Description
The Project is a request to reduce the previously approved three-story, 85,000 SF general office building to a three-story, 62,600-SF medical office building. The proposed Project site plan reconfigures the placement of the smaller building and associated site improvements. Access to the Project site would continue to be provided via one unsignalized full-access driveway at the cul-de-sac on the eastern
terminus of Laurel Tree Lane. Both the proposed Project and the previously approved project feature parking improvements up to the pedestrian trail along the southern portion of the parcel, abutting the Laurel Tree Lane Preserve with a narrow landscape strip between the parking stalls and trail fencing. The overall Project parking would meet the minimum 313 parking spaces required per the Carlsbad Municipal Code, including spaces for electric vehicle (EV), clean air vehicles and disabled access. A 150-foot-wide SDG&E easement traverses the site diagonally and would contain a total of 159 parking spaces
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Statement of Reasons
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 2 - 12/3/2024
along with associated drive aisles, landscaping, and site lighting. Other proposed site improvements
would include utility infrastructure associated with providing storm drains, sewer, water, and electrical service. The existing recreation trail that traverses the site would be protected in place. Overall, the Project would require 5,802 cubic yards of earthwork, conducted in a balanced grading operation. The Project is consistent with density and lot size requirements of the General Plan and Zoning Ordinance.
The 6.07-acre Project site is currently vacant. The 4.53-acre northern portion of the site was initially
constructed in the 1980s using material from construction activities associated with Palomar Airport Road and further road, stormwater, and utility improvements were made in 2007 as part of the Laurel Tree Lane Public Improvement Project. The Project site is topographically level, except for the stormwater
drainage basin near the southwest corner of the property associated with the road improvements. The northern area is periodically leased out for seasonal sales (i.e., holiday trees and pumpkins). The 1.38-acre southern portion surrounding the Encinas Creek has a recorded conservation easement in favor of the City. An 8-foot wide, decomposed granite-surfaced trail traverses the southern portion of the site paralleling the fenced open space. The site is encumbered by an easement to SDG&E which contains 270 kV overhead transmission lines and support structures, easements for public utilities (i.e., sewer), and easements for public roads. Easements for drainage and vehicular access also occur on the property. The Project site is also within the 60 to 65, and 65 to 70 dBA Community Noise Equivalent Level (CNEL)
noise contours and Safety Zones 2, 4 and 6 associated with McClellan-Palomar Airport operations, as defined in the Airport Land Use Compatibility Plan (ALUCP). 3. Overview of Applicable CEQA Provisions and Findings The following discussion presents the relevant provisions of CEQA to which the proposed Project
complies. This evaluation was performed to determine if conditions specified in CEQA Guidelines sections 15162 or 15164 would require preparation of a subsequent environmental document or addendum. In general, if changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent negative declaration if required under CEQA Guidelines section 15162(a). If there are some technical changes or additions necessary to reflect project changes or redesign, an addendum may be prepared (CEQA
Guidelines section 15164). If, in examining future actions for development within the Project area, the city finds no new effects could occur or no new mitigation measures would be required other than those analyzed and/or required in the prior environmental document, and there is no new information of substantial importance, the city can approve the activity as being within the scope covered by this prior environmental document and no new environmental documentation would be required. The City Planner has determined that the update to the details of the request (requiring additional further discretionary approval) would not result in new significant impacts over and above those disclosed in the prior environmental document. This section concludes with the CEQA finding and determination that the Project is exempt from further environmental review. 3A. Prior Environmental Document A Mitigated Negative Declaration (MND; SCH# 2004121003) and Mitigation Monitoring and Reporting
Program (MMRP) for the Kelly/JRM Office Project were adopted by City Council of the City of Carlsbad on September 18, 2007, by Resolution No. 2007-199. The Kelly/JRM Office Project was a request to approve a General Plan Amendment, Zone Change, Site Development Plan, Local Coastal Program
Amendment, and Coastal Development Permit to clarify, refine and adjust the generalized land use boundaries of the Planned Industrial (PI) and Open Space (OS) designations and eliminate the erroneous Unplanned Area (UA) designation on site. Zoning on the portion of the property designated Planned
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Statement of Reasons
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 3 - 12/3/2024
Industrial Zone (PM Zone) remained unchanged as Office (O). The land use development permit issued
allows for the construction of a three-story, approximately 85,000 SF office building on the Project site. The portion of the property zoned Planned Industrial (P-M-Q Zone) was later rezoned to Office Zone (O Zone) and the land use designation was changed to Office (O) during the 2015 Comprehensive General Plan Update (GPA 07-02/ZC 15-02/ LCPA 07-02). The previously approved MND is on file with the City of Carlsbad (Resolution No. 2007-199). 3B. Applicability of the Project to Sections 15162 and 15164 Once a project has been approved, the lead agency's role in project approval is completed, unless further discretionary approval on that project is required. Section 15160 of the CEQA Guidelines explains that
there are several mechanisms, and variations in environmental documents, that can be tailored to different situations and intended uses of environmental review. Specifically, Section 15160 states that the “… variations listed [including subsequent EIRs, supplemental EIRs, and addendums] are not exclusive. Lead agencies may use other variations consistent with the CEQA Guidelines to meet the needs of other circumstances.” This provision allows lead agencies to tailor the use of CEQA mechanisms to fit the circumstances presented to the lead agency by a project. Here, the city has opted to assess the minor modifications to the details of the request (Project) that have transpired since the adoption of the prior environmental document.
CEQA Guidelines sections 15162 through 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when there is a previously adopted negative declaration (ND) or a previously certified environmental impact report (EIR) covering the project for which a subsequent discretionary action is required. CEQA Guidelines section 15162(a), states that a subsequent document shall be prepared if substantial changes are proposed in the project or circumstances that will require major revisions of the prior CEQA document due to the involvement of
new significant effects or a substantial increase in the severity of previously identified significant effects. A subsequent document may also be required when new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted, shows that (a) the project will have one or more significant effects not discussed in the prior document, (b) significant effects previously examined will be substantially more severe than shown in the prior document, (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project but the project proponents decline to adopt the mitigation measure or alternative, or (d) mitigation measures or alternatives that are considerably different from those analyzed in the prior document would substantially reduce one or more significant effects on the environment but the project proponents decline to adopt the mitigation measure or alternative. Thus, CEQA Guidelines
section 15162 clarifies that a subsequent EIR or ND or supplemental EIR or ND is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity
of previously significant effects." In evaluating whether these thresholds are met, the key is to determine if any circumstances have changed enough to justify repeating a substantial portion of the environmental documentation process.
Section 15164 of the CEQA Guidelines states if only minor technical changes or additions are necessary (and none of the conditions described in section 15162 have occurred), the lead agency may opt to prepare an addendum to assess the minor modifications of the project.
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Statement of Reasons
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 4 - 12/3/2024
3C. Applicable Mitigation Measures No applicable mitigation measures beyond those identified in Section 4, below, are required. Further, the MND adequately anticipated and described the impacts of the Palomar Aviara Medical Office Building Project and identified applicable mitigation measures necessary to reduce project specific impacts. A comprehensive environmental evaluation has been completed for the Project (Section 4). 3D. Summary of Findings This CEQA Analysis demonstrates that the Project would not result in substantial changes or involve new information that would warrant preparation of a subsequent negative declaration because the level of development proposed is within the development assumptions analyzed in the prior environmental document. With uniformly applied development standards, mitigation measures imposed as environmental conditions of approval, and standard regulatory requirements, the Project would not result in any new or more severe impacts relative to what was identified the MND. Moreover, no technical
changes are necessary and no addendum shall be prepared. Pursuant to CEQA Guidelines sections 15162 and 15164, and in compliance with Public Resources Code
section 21166, that the Palomar Aviara Medical Office Building project (CDP 2023-34 and Minor SDP 2023-22) is consistent with the MND for the Kelly/JRM Office project. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. The MND and other documents constituting the record of proceedings upon which the approval is based are available to the public at the Office of the City Clerk.
Signature Date
Printed Name Title
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15168 Exemption Checklist
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 5 - 12/3/2024
4. Overview of Applicable CEQA Provisions and Findings In general, CEQA Guidelines recommend using a written checklist or similar device to evaluate the criteria covered by sections 15162 and 15164 (consistency determinations) or to otherwise confirm whether the environmental effects of a subsequent activity are adequately covered in a prior environmental document. Accordingly, this section examines the Project’s potential environmental effects within the parameters outlined in CEQA Guidelines sections 15162 and 15164. The evaluation builds from the Appendix G Environmental Checklist and has been modified to reflect the parameters outlined in CEQA Guidelines section 15162 and 15164. The
checkboxes in the evaluation below indicate whether the proposed Project would result in new or increased severity of environmental impacts or result in a substantial change to the prior analysis or be of equal or less severity of impacts relative to those identified in the prior MND.
Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 1. Aesthetics – Would the Project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
d) Create a new source of substantial
light or glare, which would adversely affect day or nighttime views in the area?
Discussion
Kelly/JRM Office Project - The previously adopted Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts to aesthetics and visual character due to the project site’s lack of scenic resources, previously disturbed agricultural nature, lack of trees or vegetation and the project’s compliance with the city’s Planned Industrial Zoning district development standards in place at the time of approval that would ensure high quality design and compatibility with adjacent office development. Therefore, the MND assessed that no impacts to aesthetics would result from the construction of the proposed office structure.
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15168 Exemption Checklist
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 6 - 12/3/2024
Proposed Project - As was the case in the MND, the Project site remains a vacant but disturbed property with no trees or vegetation present. Similar to the prior project, site grading would be minor and not substantially modify the property’s topography. Scenic vistas in Carlsbad generally
consist of the scenic corridors and views towards the coastline, hillsides, and natural open spaces. The Project site is not listed as including any scenic vistas or corridors in the city’s General Plan (City of Carlsbad 2015). No other formally designated state or local scenic vistas are in the vicinity
of the Project site. No impact is assessed to scenic vistas as a result of the proposed Project. Development of the medical office building, including the parking and other site improvements
within the SDG&E easement, would be the same bulk and mass (or to a lesser degree) of the prior office building and would be consistent with the Project’s site’s planned use and zoning and comply with the Office development regulations in the Carlsbad Municipal Code. Therefore, the proposed Project is considered consistent with the Kelly/JRM Office Project MND and no minor or major technical changes to the analysis is required. The proposed Project would not damage scenic resources such as trees, rock outcroppings, or historic buildings since none exist in the area. The proposed Project would not substantially damage scenic resources from a state highway since none occur in the Project area and no impact is assessed. Given the urban nature of the Project area and planned office use for the site, the proposed Project would not substantially change the character of the viewshed in the Project area.
Therefore, a less than significant impact is assessed to existing visual character or quality of public view and surrounding sites.
All of the Project’s lighting, including that proposed within the SDG&E easement, would comply with the Carlsbad Municipal Code (CMC) and no substantial increase in lighting is proposed. No large expanses of glass or other reflective surfaces that could generate glare are proposed. All
lighting would be designed to reflect downward and avoid any impacts on adjacent homes or property, as required by city development regulations. No impact is assessed to light and glare as a result of the proposed Project. Conclusion
As discussed above, the Project would not result in any significant impacts to aesthetics; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior
environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 2. Agriculture/Forestry Resources – Would the Project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide or
Local Importance as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
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15168 Exemption Checklist
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 7 - 12/3/2024
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code §12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production
(as defined by Government Code §51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Important Farmland or other agricultural resources, to non-agricultural use?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office MND found that the office building project did not have the potential for significant impacts to agricultural and forestry
resources as no agricultural lands were affected by the project. Therefore, it was assessed that no impacts to agricultural and forestry resources would result from the construction of the proposed structure.
Proposed Project - The Project site does not contain any Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California Resources Agency. The Project site is designated for Office use by the General Plan and identified as urban and built-up land according to the California Department of Conservation’s California Important Farmland Finder.1 Thus, the Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use, and no impact would result. Per the City of Carlsbad Zoning Map, the Project site is zoned Office and Open Space. The site is not zoned for agricultural use nor is it identified as a site for agricultural use within the General Plan. The site is also not within a Williamson Act contract (City of Carlsbad 2015). Therefore, the proposed Project would not conflict with existing zoning of agricultural use, or a Williamson Act contract and no impact would occur in this regard. Carlsbad is devoid of any lands that meet the definition of forest land, timberland, or timberland production zone (as defined in Public Resources Code section 12220(g)), or timberland (as
defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as
1 California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/, accessed July 1, 2024.
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15168 Exemption Checklist
Palomar Aviara Medical Office Building CDP 2023-34 and Minor SDP 2023-22 - 8 - 12/3/2024
defined by Government Code section 51104(g)). The Project site is not occupied by or used for forest land or timberland purposes and is not zoned Timberland Production. Further, implementation of the proposed Project would not result in the rezoning of forest land, timberland,
or timberland zoned Timberland Production. Therefore, no impacts to forest land or timberland and no impacts resulting from conversion of forestry lands would occur as a result of implementation of the proposed Project.
The proposed medical office building would not result in conversion of Farmland to non-agricultural use. Thus, no impact is assessed to changes in the existing environment, which, due
to their location or nature, could result in conversion of Farmland to non-agricultural. Conclusion As discussed above, the Project would not result in any significant impacts to agricultural and forestry resources ; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 3. Air Quality
– Would the Project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant concentration?
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Discussion
An area is designated in attainment when it is in compliance with the National Ambient Air Quality Standards (NAAQS) (federal) and/or California Ambient Air Quality Standards (CAAQS) (state). These standards are set by the Environmental Protection Agency or the California Air Resources
Board for the maximum level of a given air pollutant that can exist in the outdoor air without unacceptable effects on human health or the public welfare. The criteria pollutants of primary
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concern that are considered in an air quality assessment include ozone (O3), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2), particulate matter (PM10, and PM2.5), lead and toxic air contaminants. Volatile organic compounds (VOCs) and oxides of nitrogen (NOx) are
precursors to the formation of ground-level O3. The following table shows the San Diego Air Basin (SDAB) designations for criteria pollutants:
Criteria Pollutant Federal Designation (NAAQS) State Designation (CAAQS)
Ozone (8-Hour) Nonattainment Nonattainment
Ozone (1-Hour) Attainment2 Nonattainment
Carbon Monoxide Attainment Attainment
PM10 Unclassifiable3 Nonattainment
PM2.5 Attainment Nonattainment
Nitrogen Dioxide Attainment Attainment
Sulfur Dioxide Attainment Attainment
Lead Attainment Attainment
Sulfates No Federal Standard Attainment
Hydrogen Sulfide No Federal Standard Unclassified
Visibility No Federal Standard Unclassified
The SDAB is designated in attainment for all criteria pollutants under the NAAQS, with the exception of O3 (8-Hour) and PM10, which is listed as unclassifiable. The SDAB is currently designated nonattainment for O3 and particulate matter, PM10 and PM2.5, under the CAAQS. It is designated as attainment under CAAQS for CO, NO2, SO2, lead and sulfates.
The Project site is located within the SDAB. The periodic violations of (NAAQS) in the SDAB, particularly for O3 in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment
planning process is embodied in the Regional Air Quality Strategies (RAQS) developed by the San Diego County Air Pollution Control District (APCD) with regional growth projections provided by San Diego Association of Governments (SANDAG). The RAQS outlines the APCD’s plans and
regulatory control measures designed to attain state air quality standards for ozone. The RAQS, which was adopted by the San Diego County Air Pollution Control Board in 1992, is updated on a triennial basis with the most recent revision prepared in December 2022. The APCD has also developed the SDAB’s input into the State Implementation Plan (SIP) which is required under the Federal Clean Air Act (CAA) for pollutants that are designated as being in nonattainment of national air quality standards for the air basin. The SIP relies on the same information from SANDAG to develop emission inventories and emission control strategies that are included in the attainment plan for the air basin.
Kelly/JRM Office Project – According to the previously approved MND, the Kelly/JRM Office Project was consistent with the growth assumptions in the General Plan and RAQS, thus would
not conflict or obstruct the implementation of those regional air quality plans. The prior project involved minimal short-term emissions associated with grading and construction that would be
2 The federal 1-hour standard of 12 ppm was in effect from 1979 through June 15, 2005. The revoked
standard is referenced here because it was employed for such a long period and because this benchmark is addressed in State Implementation Plans.
3 At the time of designation, if the available data does not support a designation of attainment or nonattainment, the area is designated as unclassifiable. SOURCE: SDAPCD, 2024 (https://www.sdapcd.org/content/sdapcd/planning /attainment-status.html).
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minimized through standard construction measures. Long-term air emissions due to travel to/from the project site would also be minimal and no impacts were identified. The MND concluded that the project would not result in the violation of air quality standards nor contribute substantially to
an existing or projected violation, resulting in less than significant impacts being identified. With regard to sensitive receptors, the project would not result in substantial emissions or concentrations of emissions and at the time of the MND preparation there were no sensitive
receptors located in the project vicinity. Therefore, the MND concluded that the prior project would not result in impacts to sensitive receptors caused by air pollutant emissions. Construction of the prior project would not generate fumes from the operation of construction equipment given that
any exposure would be short-term and transient and the number of people exposed to such impacts would not be substantial. No impacts from odors were identified.
Proposed Project - The proposed Project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into those air quality planning documents. These growth assumptions are based on each city’s and the county’s general plan. The Project is within the scope of development that was anticipated in Carlsbad’s General Plan used to develop the RAQS and SIP. Operation of the Project would result in emissions that were considered as a part of the RAQS growth projections. As such, the Project would not increase impacts or conflict with an air quality plan and is not anticipated to conflict with either the RAQS or the SIP similar to conclusions reached in the Kelly/JRM Office MND. A less than significant impact is assessed.
The Project involves the construction and operation of a medical office building, which is expected to result in short-term emissions associated with grading and construction equipment. The Project would minimize air pollutant emissions through the application of standard construction measures,
storm water pollution prevention plan requirements, Best Management Practices (BMPs), and when applicable, the California Green Building Code standards that would reduce fugitive dust debris, emissions and other criteria pollutant emissions during grading and construction.
Therefore, emissions from the Project’s construction phase would be minimal, temporary and localized, resulting in pollutant emissions that are not anticipated to significantly contribute to an existing or projected air quality violation. A less than significant impact is assessed. Vehicle trip emissions associated with travel to and from the site would be the primary source of
the Project’s operational emissions, in addition to emissions from stationary and/or area sources associated with producing and transferring energy, providing potable water, disposing of solid waste and maintaining the site. The Project’s operational emissions would be slightly higher than anticipated with the prior project in terms of vehicles but lower with regard to stationary and area sources because of the reduced structure size. Vehicle trip emissions associated with the Project would be consistent with those anticipated in the General Plan and not anticipated to significantly
contribute to an existing or projected air quality violation. Operational emissions associated with the Project would be consistent with the RAQS and SIP and not exceed APCD standards. A less than significant impact is assessed.
The proposed Project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. As described above, however, emissions associated with the proposed Project would be minimal. Given the limited emissions potentially associated with the proposed Project, air quality would be essentially the same whether or not the proposed Project is implemented. According to the CEQA Guidelines Section 15064(h)(3), the proposed Project’s incremental contribution would not be cumulatively considerable. A less than significant cumulative impact is assessed.
Sensitive receptors include schools, hospitals, playgrounds, childcare centers, athletic facilities, long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes or other facilities that house individuals with health conditions that would be adversely impacted by
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changes in air quality. The closest sensitive receptors within 0.25-mile of the Project site are the Laurel Tree Center Head Strat Program just south of the property. As noted above, the proposed Project would not result in substantial pollutant emissions or concentrations. The Project itself is
not proposed in the vicinity of an existing pollution source that would expose sensitive receptors within the Project to pollutants. Thus, the Project does not propose any substantial changes, does not provide any new information of substantial importance regarding pollutant concentrations
around sensitive receptors that was not considered in the previously approved Kelly/JRM Office MND. No impact is assessed.
The proposed Project could generate emissions resulting in objectionable odors during construction, including vehicles and/or equipment exhaust from volatile organic compounds, ammonia, carbon dioxide, hydrogen sulfide, methane, alcohols, disulfides, dusts or other pollutants during the construction or operation of the Project. Such exposure would be in trace amounts, localized in the immediate area, temporary and would generally occur at magnitudes that would not affect substantial numbers of people. Also, the Project is required to comply with the applicable provision of the CARB Air Toxics Control Measure regarding idling limitations for diesel trucks. Thus, the Project does not propose any substantial changes, and does not provide any new information of substantial importance that was not considered in the previously approved Kelly/JRM Office MND. No impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to air quality; therefore,
the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda
documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 4. Biological Resources – Would the Project:
a) Have a substantial adverse effect,
either directly or through habitat modifications, on any candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service?
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c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an
adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or
state habitat conservation plan?
Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office MND found that the prior project did have the potential for significant impacts to biological resources through habitat modifications, adverse effects on wetland habitats or other sensitive natural communities and potential effects on wetlands regulated by Section 404 of the Clean Water Act. Direct impacts on 5.12 acres of non-sensitive vegetation were not considered significant. Impacts to wetlands associated with the extension of Laurel Tree Road improvements and crossing of Encinas Creek for vehicular access to the project site were analyzed in a July 5, 2001 MND for the adjacent Pacifica Palomar Office project and mitigation was identified in the MMRP and included onsite creation and enhancement of a total of 0.41 acres of jurisdictional wetlands and 1:1 replacement of the existing pipe culverts onsite with a new triple box culvert. The impacts to wetlands were authorized through the issuance of a Section 404 Nationwide Permit from the Army Corps of Engineers, a Section 401 Water Quality Certification from the Regional Water Quality Control Board (File No. 02C-047) and Section 1603 Streambed Alteration Agreement from the California
Department of Fish and Game (Wildlife)(No. R5-2002-0128). The Kelly/JRM applicant was a co-permittee for the above-referenced permits and was, therefore, subject to the mitigation measures required by those permit. The Kelly/JRM Office MND concluded that mitigation to restore wetlands
impacted by road improvements for Laurel Tree Lane would not interfere with the movement of wildlife through the Encinas Creek. The prior Kelly/JRM Office project was consistent with the preservation and mitigation requirements of the city’s Draft Habitat Management Plan (HMP), which identified Encinas Creek and its northern slope as a Hardline Preserve. Potentially significant impacts without mitigation were identified in the prior MND.
Proposed Project - A Biological Resources Technical Report (BRTR) was prepared for the proposed Project (Merkel & Associates 2024). The entire Project is located on a vacant, disturbed property; the planned improvements to Laurel Tree Lane were implemented in 2007 as part of
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the Laurel Tree Lane Public Improvements Project. All impacts to wetland habitat have occurred and mitigation has been implemented in accordance with the agency permits cited above as part of the public road improvements. A conservation easement was recorded over the Encinas Creek
portion of the property in 2010 and contains coastal and valley freshwater march, riparian flood scrub, southern willow scrub, Diegan coastal sage scrub and eucalyptus woodland. The portion of the site outside of the conservation easement was mapped in 2023 as urban/developed lands
and disturbed habitat which is comprised of non-native herbaceous species with a small inclusion of non-native grasses and native species that are not dominant enough to function as a separate community. No sensitive flora or fauna were detected on site and no sensitive species have a
moderate to high potential to occur because of the urban use of the site. Three sensitive floral species were detected within the Encinas Creek portion of the property. The Project site is not located within a designated critical habitat for any federally or state listed species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service. Although no special status plants or wildlife were observed on the urbanized and disturbed portion of the property, the potential for indirect impacts to sensitive species and nesting birds related to human intrusion, invasive species, erosion and lighting in the Encinas Creek open space could be considered potentially significant effects. Protocol survey for least Bell’s vireo and California gnatcatcher were conducted in 2024 and neither species was detected in the on-site
conservation easement area. The proposed Project would honor the same development footprint and buffer agreements that were negotiated between the city, prior project applicant and Wildlife Agencies (i.e., California Department of Fish and Wildlife and U.S. Fish and Wildlife Service) in
2008 as part of the prior project approvals. Upon Project construction, a 70-foot buffer would exist between the proposed medical office building and the nearby riparian habitat. In addition, the Project would be required to comply with the adopted HMP’s Adjacency Standards for projects
located adjacent to any HMP Hardline Preserve to avoid indirect effects to habitat and species in the open space. Therefore, the proposed Project would result in less than significant impacts to any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service.
Direct impacts to disturbed habitat and urban/developed lands would not be considered significant under CEQA due to their lack of sensitivity; however, to comply with the city’s HMP the Project would be required to pay on the HMP Mitigation Fee proportionate to the acreage impacted (City of Carlsbad 2004). The proposed Project would not impact or have an adverse effect on any riparian, aquatic, or wetland habitat. The Project would also not result in any adverse effects on
state or federally protected wetlands or jurisdictional areas. Therefore, less than significant impacts are assessed.
The majority of the Project site does not provide any value as a migration corridor for wildlife species, the exception is the Encinas Creek open space that provides habitat corridor value for wildlife. No direct impacts to the corridor are proposed and less than significant impacts to sensitive species in the corridor are assessed as less than significant upon compliance with the HMP Adjacency Standards. The city has no formal tree protection policy or ordinance that pertains to trees located on private property. The proposed Project would not conflict with any local policies or ordinances protecting
biological resources, including the City of Carlsbad HMP, as described in threshold f listed below. The City of Carlsbad HMP is a comprehensive, citywide program intended to identify how the city, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the city while allowing for development consistent
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with the city's General Plan. The HMP identifies the portion of the Project site crossed by Encinas Creek as Hardline Preserve. The HMP requires adherence to Adjacency Standards for projects located adjacent to any HMP Hardline Preserve. Compliance with those standards would ensure
that the Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Communities Conservation Plan, or other approved local, regional or state habitat conservation plan and less than significant impacts are assessed. Conclusion
As discussed above, the Project would not result in any significant impacts to biological resources; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 5. Cultural Resources – Would the Project:
a) Cause a substantial adverse
change in the significance of a historical resource as defined in §15064.5?
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred outside of dedicated cemeteries?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office MND found that the project did not have the potential for significant impacts to cultural resources because the area was previously disturbed and contains fill from agricultural activities and the construction of Palomar Airport Road. Therefore, no cultural resource impacts were assessed in the MND. Proposed Project - Based on information provided in a geotechnical investigation of the site (Geotechnical Exploration 2000), the site is underlain by 12 to 16 feet of artificial fill material. As such, there is no potential that excavation for the Project could encounter elements of the
previously recorded archaeological sites or could uncover buried cultural deposits not previously detected because of the extent of prior disturbance. No archaeological resources impacts are assessed.
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No on-site conditions exist that suggest human remains are likely to be found on the Project site. Due to the level of past disturbance on-site, it is not anticipated that human remains, including those interred outside of formal cemeteries, would be encountered during construction activities.
However, if human remains are found, those remains would require proper treatment, in accordance with applicable laws. California Public Resources Health and Safety Code Section 7050.5 through 7055 describe the general provisions for human remains. Following compliance
with existing state regulations, which detail the appropriate actions necessary in the event human remains are encountered, and the requirements on the grading plans to provide monitoring of all ground-disturbing activities, it is concluded that the Project would result in no significant impacts
concerning disturbance of human remains. Conclusion As discussed above, the Project would not result in any significant impacts to cultural resources; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 6. Energy Resources
– Would the Project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources,
during project construction or operation?
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Discussion
Kelly/JRM Office Project - The Kelly/JRM MND did not explicitly address energy impacts of the prior project.
Proposed Project - The City of Carlsbad General Plan (2015) contains policies and goals that address energy consumption in the city, including promoting energy efficiency and conservation, and the continued pursuit of sustainable energy sources. SDG&E provides electrical service for the city. Construction energy consumption would result from transportation fuels used for haul trucks, construction equipment and construction workers traveling to and from the Project site.
Electricity would be used during construction to provide power for lighting and electronic equipment, and to power certain construction equipment. Construction of the Project would require the consumption of energy for necessary on-site activities and to transport materials, soil and debris to and from the Project site. The amount of energy used would not represent a substantial fraction of the available energy supply in terms of equipment and transportation fuels.
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Further, compliance with the existing anti-idling and emissions regulations would result in a more efficient use of construction-related energy and the minimization or elimination of wasteful and unnecessary consumption of energy. Construction power use would be temporary, occurring only
during the construction period. Therefore, it is concluded that construction of the proposed Project, including the parking and other site improvements within the SDG&E easement, would not result in the wasteful, inefficient and unnecessary consumption of energy and would not
increase the need for new energy infrastructures. The Project would be designed to comply with the CALGreen building code which would minimize its operational demands on energy systems. The proposed Project is not expected to substantially increase the amount of inefficient or
unnecessary consumption of energy resources. Therefore, a less than significant impact is assessed to energy resources due to wasteful, inefficient or unnecessary consumption of energy resources during Project construction or operation. The City of Carlsbad Climate Action Plan (CAP) sets a baseline for greenhouse gas emissions (GHG) and establishes a long-term strategy to reduce such emissions. A CAP Consistency Checklist was prepared to outline the specific details of how the Project design would comply with the GHG reduction strategies outlined in the city’s CAP to ensure the specified emissions targets are achieved. The proposed Project would be designed in a manner that is consistent with relevant energy conservation plans designed to encourage development that results in the efficient use of energy resources, including the use on-site renewable energy systems, a heat
pump for water heating, EV charging systems and spaces in the parking lot. The Project would also implement transportation demand management measures to minimize mobile emission associated with vehicular travel to and from the site. The proposed Project would be consistent
with the Carlsbad General Plan and its CAP and does not propose any overall change in land use for the site. Therefore, the proposed Project would not result in conflicts with or obstructions of a state or local plan for renewable energy or energy efficiency and less than significant impacts are
assessed. Conclusion As discussed above, the Project would not result in any significant impacts to energy; therefore, the Project would not result in an impact which was not adequately evaluated
by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document.
Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 7. Geology and Soils Resources
– Would the Project:
a) Directly or indirectly cause potential
substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of
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a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii)
Seismic-related ground failure, including liquefaction? iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or
alternative waste water disposal systems where sewers are not available for the disposal of waste water?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project would result in less than significant or no potential for significant impacts to geology or soils because no unusual soils or geologic existed onsite that would have prevented the typical construction proposed for the office development to proceed according to standard city processes. No site-specific conditions existed to conflict with standard grading and construction techniques. Therefore, it was determined that there would be less than significant or no impacts to geology and soils.
Proposed Project - A Report of Soil Investigation and Geologic Reconnaissance of the Project site was prepared with subsequent updates of the investigation conducted using the Project site
and grading plans (Geotechnical Exploration 2000; Construction Testing & Engineering 2023; UES 2024). The majority of the Project site is underlain by approximately 12 to 16 feet of fill underlain by alluvium and bedrock materials of the Eocene-age Del Mar/Friars Formation. The upper 2+ feet of the site contain compressible soils that would require removal and recompaction during Project construction. The remaining fill soils would be suitable for construction. No other site-specific conditions exist that would cause the exposure of people or structures to potential substantial adverse effects. No impact is assessed.
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Numerous active, potentially active, and inactive faults exist in southern California, and are defined in the Alquist-Priolo Earthquake Fault Zone Program. The site is not within a currently established Hazard Zone for surface fault rupture hazards. No active or potentially active faults
with the potential for surface fault rupture are known to pass directly beneath the site. A local northeastern-trending local fault passes just east of the site; no fault traces were identified during investigations on the Project site. Therefore, the potential for surface rupture due to faulting
occurring beneath the site is considered low. However, the site is located in the seismically active southern California region and could be subjected to moderate to strong ground shaking events. The nearest known active fault is the Rose Canyon Fault, located approximately 5 miles west of
the site. It is the dominant source of potential ground motion at the site from earthquake. The potential magnitude of an earthquake from this fault would be 6.9 magnitude. Ground surface rupture occurs when movement along a fault is sufficient to cause a gap or rupture where the upper edge of the fault zone intersects the earth's surface. The potential for ground rupture is considered to be very low due to the absence of active or potentially active faults at the subject site and no impact is assessed. Liquefaction is a phenomenon in which loose, saturated, relatively cohesion-less soil deposits lose shear strength during strong ground motions. Liquefaction is typified by a loss of shear strength in the liquefied layers due to rapid increases in pore water pressure generated by
earthquake accelerations. On the Project site, the risk of liquefaction of foundational material due to seismic shaking is considered very low due to the stiff nature of the underlying alluvium and high clay content of the sediment. As indicated in the geotechnical reconnaissance, landslides
and other adverse soil circumstances are not a design consideration for the Project. Thus, the Project would not cause exposure of people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, strong
seismic ground shaking, seismic-related ground failure, including liquefaction, or landslides, and therefore no impact is assessed. Soils in the area are considered erosive and could potentially erode onto downstream areas; however proper erosion control, consistent with city Grading Ordinance regulations, would
minimize the potential for any significant erosion. The Project would include appropriate BMPs consistent with the recommended geotechnical report measures. Temporary erosion and sediment control protections would be implemented so that all exposed soil in construction area would be protected from erosion. This would include the use of silt fences, sandbags and straw mulch rolls being placed around excavated trench spoils during the entire construction period. Also, all storm drains and natural drainages situated downstream from the construction would be
protected by erosion control devices. Weather monitoring would take place in order to avoid exposed soils during times of heavy rainfall. As a result of these factors, a less than significant impact on soil erosion or the loss of topsoil is assessed.
The proposed Project would not involve the use of septic tanks or alternative wastewater disposal systems, and therefore no impact is assessed. Underlying alluvial soils appear to have a moderate to high expansion potential, but a low potential for deterioration of cement foundations. The on-site soils are capable of supporting the proposed structure based on their structure with regard to lateral spreading and weight-bearing functions. As a result of these factors, the proposed Project would have a less than significant impact on
soil stability. The Project would be constructed primarily on areas that have been previously disturbed through agricultural activities and road construction. The site is underlain by 14 to 16 feet of artificial fill
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material and Project grading would not extend into formational materials. As such, based on the site location and as a result of the previous construction disturbances of the soils, the proposed Project is not expected to directly or indirectly destroy a unique paleontological resource or site
or unique geologic features. Conclusion As discussed above, the Project would not result in any significant impacts to geology and soils; therefore, the Project would not result in an impact which was not adequately evaluated by the
previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document.
Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 8. Greenhouse Gas Emissions Resources – Would the Project:
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation adopted for
the purpose of reducing the emissions of greenhouse gases?
Discussion
Global climate change refers to changes in average climatic conditions on Earth as a whole, including temperature, wind patterns, precipitation, and storms. Global temperatures are moderated by naturally occurring atmospheric gases, including water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), ozone, and certain hydrofluorocarbons. These gases, known as greenhouse gases (GHGs), allow solar radiation (sunlight) into the Earth’s atmosphere, but prevent radiative heat from escaping, thus warming the Earth’s atmosphere. GHGs are emitted by both natural processes and human activities. The accumulation of GHGs in the atmosphere regulates the Earth’s temperature. Emissions of GHGs in excess of natural ambient concentrations are thought to be responsible for the enhancement of the greenhouse effect and contribute to what is termed “global warming,” the trend of warming of the Earth’s climate from anthropogenic activities. Global climate change impacts are by nature cumulative;
direct impacts cannot be evaluated because the impacts themselves are global rather than localized impacts.
California Health and Safety Code Section 38505(g) defines GHGs to include the following compounds: CO2, CH4, N2O, ozone, chlorofluorocarbons (CFCs), hydrofluorocarbons (HFCs),
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perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). As individual GHGs have varying heat-trapping properties and atmospheric lifetimes, GHG emissions are converted to carbon dioxide equivalent (CO2e) units for comparison. The CO2e is a consistent methodology for comparing
GHG emissions because it normalizes various GHG emissions to a consistent measure. The most common GHGs related to the project are those primarily related to energy usage: CO2, CH4, and N2O.
Kelly/JRM Office Project - The Kelly/JRM Office Project MND did not explicitly address GHG impacts of the prior project.
Proposed Project – In July 2015, the city adopted a Climate Action Plan (CAP) that outlines
actions that the city will undertake to achieve its proportional share of state greenhouse gas emissions reductions. The city’s Climate Action Plan meets the requirements of CEQA Guidelines Section 15183.5; therefore, a project’s incremental contribution to a cumulative greenhouse gas emissions effect may be determined not to be cumulatively considerable if it complies with the requirements of the CAP. The CAP is a plan for the reduction of GHG emissions in accordance with CEQA Guidelines Section 15183.5. Pursuant to CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b), a project’s incremental contribution to a cumulative GHG emissions effect may be determined not to be cumulatively considerable if it complies with the requirements of the CAP. An update to the CAP was approved in May 2020.
In response to the update, the City Council adopted several ordinances aimed at reducing GHG in new construction and alterations to existing buildings. Projects requiring building permits will
be subject to these ordinances, which address the following:
• Energy efficiency (Ord. No. CS-347)
• Solar photovoltaic systems (Ord. No. CS-347)
• Water heating systems using renewable energy (Ord. Nos. CS-347 and CS-348)
• Electric vehicle charging (Ord. No. CS-349)
• Transportation demand management (Ord. No. CS-350)
All projects in the city are, therefore, required to show compliance with the ordinances through submittal of a completed CAP Consistency Checklist and as shown on site plans and building
plans. Step 1 of the CAP Consistency Checklist is determining the project’s consistency with the growth projections used in development of the CAP. As the Project is consistent with the existing General Plan land use and zoning designations, the proposed Project would be consistent with the growth projections used in the development of the CAP.
Step 2 of the CAP Consistency Checklist outlines the proposed Project’s design features that are consistent with applicable Climate Action Plan ordinances. The proposed Project includes the use on-site renewable energy systems, a heat pump for water heating, EV charging systems and spaces in the parking lot. The Project would also implement transportation demand management
measures to minimize mobile emission associated with vehicular travel to and from the site. The Project does not propose an intensification of the planned Office use of the site and is also consistent with General Plan policies that would help reduce GHG emissions. As a result, the Project would not contribute considerably to climate change impacts and is still in compliance and within the scope of this prior environmental document. Impacts to GHG emissions associated with the proposed is less than significant.
As stated above, the City of Carlsbad adopted an update to its CAP in 2020 that outlines actions that the city will undertake to achieve its proportional share of state GHG emissions reductions. The CAP demonstrates that, with implementation of applicable General Plan goals and policies, coupled with state and federal actions, and execution of CAP measures and actions, the city will
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reduce GHG emissions in alignment with state goals established by Assembly Bill 32 and Senate Bill 32, and maintain a trajectory to meet its proportional share of the 2050 state target identified in Executive Order S-3-05. The proposed Project is consistent with applicable General Plan goals
and policies, would not conflict with any applicable land use or zoning plan, policy or regulation adopted for the purposes of reducing the emissions of GHGs and less than significant impacts are assessed.
Conclusion As discussed above, the Project would not result in any significant impacts to greenhouse gas
emissions; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 9. Hazardous and Hazardous Materials Resources – Would the Project:
a) Create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a
public airport or public use airport, would
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the project result in a safety hazard or excessive noise for people residing or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts related to hazards or hazardous
materials because the approval and implementation of the project did not invoke the use or transport of hazardous materials beyond typical construction and operationally practices. In addition, the project site is not listed on any hazardous materials databases. The prior MND stated
that the project site is not within the safety hazard zones for McClellan-Palomar Airport influence area; thus, no impacts were assessed. The project would not interfere with the city’s emergency response or evacuation plans given that no improvements on adjacent roads are proposed and
access would occur from the south via future improvements to Laurel Tree Lane. Given its location to urban development and major roads on three sides and the fact that it is an office building surrounded by a parking lot, no risk from or impacts involving wildland fires were identified. Therefore, it was assessed that there would be no impact to hazards or hazardous materials from the construction and operation of the prior project.
Proposed Project - Construction of the proposed Project would include grading and building activities and other site improvements, including those within the SDG&E easement. These construction activities would likely require the use of limited quantities of hazardous materials such as fuels, oils and lubricants for construction equipment; paints and thinners; and solvents and cleaners. These hazardous materials are typically packaged in consumer quantities and used
in accordance with manufacturer recommendations and would be transported to and from the Project site. The improper handling and transport of hazardous materials could result in adverse health effects to workers or the public. All hazardous materials used during construction
operations would be typically handled and transported in small quantities and stored and handled in proper locations. The routine transportation, use, and disposal of these materials would be required to adhere to state and local standards and regulations for handling, storage, and disposal
of hazardous substances. With adherence to existing state and local requirements that are intended to minimize potential health risks associated with the use or the accidental release of such substances, impacts related to the transport or use of hazardous materials would be considered less than significant. As indicated above, construction activities would require the use of limited quantities of hazardous materials, which would be transported to and from the Project site. The overall quantities of these materials on the site at any one time would not result in large bulk amounts that, if spilled, could cause significant soil or groundwater contamination issues. Spills of hazardous materials on
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construction sites are typically localized and would be cleaned up in a timely manner, in accordance with required BMPs and hydromodification BMPS (HBMPs). Refueling activities of heavy equipment would be conducted in a controlled dedicated area complete with secondary
containment and protective barriers to minimize any potential hazards that might occur with an inadvertent release. As a result, the threat of exposure to the public or contamination from construction-related hazardous materials is minimal. Further, as a result of the fact that numerous
laws and regulations govern the management of hazardous materials in order to reduce the potential hazards associated with accidental release and upset conditions, the impact from hazardous material accidents during operations constructing the Project would be considered less
than significant. The closest school within 0.25-mile of the Project site is the Laurel Tree Center Head Start Program just south of the property. However, subject to compliance with state, federal and local laws regulating the handling of hazardous materials during construction and during ongoing operations, the Project would not emit hazardous emissions, materials, substances or waste that would result in a significant impact to the school. Therefore, it has been determined that impacts related to production of hazardous emissions or handling hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed schools would be less than significant.
The subject Project, including the SDG&E easement, is not located on a site which is included on a list of a hazardous materials site compiled pursuant to Government Code Section 65962.5. As a result, the Project would not create a significant hazard to the public or the environment and no
impact is assessed. According to the McClellan Palomar Airport Land Use Compatibility Plan (ALUCP; San Diego
County Airport Land Use Commission [ALUC] 2011), the Project site is located within Review Area 1 of the Airport Influence Area (AIA), including Safety Zones 2, 4 and 6 which extend on site. Safety Zones 2 and 4 place safety compatibility criteria on square footage and floor area ratio (FAR) allowed for office uses within those zones. Local zoning regulations control the amount of square footage and FAR permitted within Safety Zone 6. The Project site plan has been designed
to respect and comply with the limits contained with the ALUCP safety zone criteria and has been reviewed by the Federal Aviation Administration (FAA) for compliance with CFR Title 14, Part 77, in accordance with the Review Area 1 procedures (FAA 2024). Through the review process, it has been determined that the Project design would comply with the safety provisions of the ALUCP, would not exceed obstruction standards and would not result in hazard to air navigation. As such, the Project would not cause a safety hazard from for people residing or working within
the Project area and no impact is assessed. The City of Carlsbad is a participant in the San Diego County Multi-Jurisdictional Hazard
Mitigation (HAZMIT) Plan (City of Carlsbad 2023). This plan is intended to facilitate cooperation between agencies and encourages and rewards local and state pre-disaster planning. This enhanced planning network is intended to enable local and state governments to articulate accurate needs for mitigation, resulting in expedient allocation of funding and effective risk reduction projects. The City of Carlsbad has implemented many of the recommended action items in the plan through existing programs and procedures and enforcement of policies and ordinances. The Project would be required to comply with all city code requirements and ordinances, and thus would not conflict with this plan and no impact is assessed.
The subject property is situated in an urbanized environment and would be designed to comply with the city fire code standards. It would not produce any significant increase in exposure of
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people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires as a result of its implementation. No impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to hazards and
hazardous materials; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare
subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 10. Hydrology and Water Quality Resources – Would the Project:
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in a
substantial erosion or siltation on- or off-site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
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e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater
management plan?
f) Impair implementation of or physically
interfere with an adopted emergency response plan or emergency evacuation plan?
Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts to hydrology and water quality because the project would rely on the existing storm drain system in the area and would comply with city standards regarding water quality, drainage and erosion control. The prior project was conditioned to implement a Storm Water Pollution Prevention Plan (SWPPP) to manage the construction and development of the proposed building and site improvements. The prior project was required to comply with the city’s NPDES General Construction Permit and Municipal
Stormwater Permit (MS4 Permit). No impacts to groundwater were assessed. Therefore, the prior project would not violate any water quality standards, deplete groundwater supplies or quality, substantially alter existing drainage patterns, cause substantial erosion or flooding or significantly
impact the capacity of the stormwater drainage system. The prior office building and parking lot were not located within a 100-year flood hazard area and would not impede or redirect flows or expose people or structures to an inundation due to dam failure, seiche, tsunami or mudflows.
The prior project was located along Encinas Creek; however, site drainage was required to comply with the city standards regarding water quality, drainage and erosion control by implementing storm water pollution controls and BMPs that would ensure pollutants would not reduce water quality; thus, less than significant water quality impacts were identified in the MND. Proposed Project - A drainage report has been prepared for the proposed Project (Howes Weiler Landy Planning and Engineering 2023). As was the case under the prior project, the majority of the site currently flows in a southwestern direction to a low point containing a standpipe that discharges to the south and into Encinas Creek. Other smaller portions of the site surface flow toward Laurel Tree Lane and enters Encinas Creek. A public storm drain system crosses the property from Palomar Airport Road to Aviara Parkway but does not collect on-site flows. All flows
that enter Encinas Creek are ultimately discharged to the Pacific Ocean, approximately 1.5 miles to the west. The proposed Project, including the parking and site improvements within the SDG&E easement, would create new impervious surfaces that would produce more runoff, but the
drainage patterns would mostly remain the same. According to the drainage report, the proposed Project is a Priority Development Project (PDP) and thus is required to implement structure BMPs for storm water pollutant control. Hydromodification management flow control structural BMPs are
also required. The Project proposes to create four basin areas with flows being conveyed via gutters to three basins located along the property’s perimeter. The fourth basin would encompass a portion of the site located at the Project entrance from the Laurel Tree Lane cul-de-sac. Storm waters associated with the proposed impervious areas would be treated for storm water pollutant control, flow control and ad 100-year flood quantities (Q100) attenuation via hydromodification management flow BMPs. Treated flows would be discharged at the same pre-development points within Encinas Creek. The Project design plans and Storm Water Management Plan, and the follow-up SWPPP, incorporate the required BMPs. As such, the Project and related improvements within the SDG&E easement would not result in a substantial alteration of the existing drainage
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pattern of the site or area in a manner which would result in substantial erosion, siltation or flooding on- or off-site, create or contribute to runoff water exceeding the capacity of stormwater drainage systems or providing additional source of pollution runoff, or impeding or redirecting
flood flow. Less than significant impacts are assessed. Construction of the Project would require earthwork activities, including grading and excavation
of soil, potentially exposing the soil to erosion. During precipitation events, construction activities have the potential to result in erosion of sediments downstream. Before the beginning of construction, a SWPPP would be prepared, and a NOI filed with the San Diego RWQCB. These
Project-specific documents would include all required BMPs. These requirements include low-impact development measures to address water quality of stormwater runoff as well as runoff volumes. Drainage control features included in the Project include biofiltration basins that would be designed to meet water quality control, hydromodification and 100-year flood quantities (Q100) attenuation requirements of the city. In consideration of the existing regulatory requirements and the proposed drainage control features included in the Project design, the potential impact related to water quality during both construction and operation of the proposed Project, the Project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality. Less than significant impacts are assessed. With the integration of BMPs and HBMPs, the subject Project would not result in any decrease in
groundwater supplies or interfere with ground water recharge such that the Project may impede sustainable groundwater management of the basin, and no impact to groundwater is assessed. The proposed medical office building and parking lot, including improvements within the SDG&E
easement, would not be located within a 100-year flood hazard area and would not impede or redirect flows or expose people or structures to an inundation due to dam failure, seiche, tsunami or mudflows. Due to the lack of impounded water bodies nearby and the lack of significant
topography on and surrounding the site, seiches are not a design consideration for the Project. No expectation of release of pollutants due to inundation from any of these hydrologic actions are anticipated. No impact is assessed. Since the Project would comply with all city ordinances relating to water quality control and BMPs,
it is concluded that the Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan, and no impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to hydrology
and water quality; therefore, the Project would not result in an impact which was not
adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document.
Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 11. Land Use and Planning
– Would the Project:
a) Physically divide an established community?
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b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Discussion The previously approved Kelly/JRM Office MND found that the prior project did not have the
potential for significant impacts to land use and planning because the prior office use would be entirely consistent with the underlying PI general plan designation and P-M zoning. The office development would also be consistent with the office uses in the project vicinity. Although the
previously approved MND also indicated that the prior project would be situated within the 65–75 dBA CNEL airport noise contours for McClelland-Palomar Airport, the office use was deemed not consistent with the airport’s Comprehensive Land Use Plan by the San Diego County Regional
Airport Authority (as contained in the ALUCP) due to exterior noise levels. The prior project was required by the ALUCP to demonstrate that interior spaces of the structure could be mitigated to 50 dBA CNEL pursuant to CCR Title 24. An acoustical analysis performed for the prior project indicated that this required interior noise level could be achieved and, therefore, the City Council overruled the ALUCP’s inconsistency determination and adopted findings that the project would be consistent with the purposes of the State Aeronautics Act. Therefore, no potentially significant impacts related to conflicts with an applicable land use plan, policy, or regulation with jurisdiction over the project were identified, given that noise mitigation was applied to the prior project (refer to the Noise discussion herein for more information). The proposed Project involves the construction and operation of a medical office building and
other site improvements where a general office building was previously approved. This Project does not propose any change in the land use or character of the surrounding established community. The Project is proposed on a vacant parcel adjacent to other office and residential
developments. The Project is not anticipated to create any new barriers within the existing community or otherwise divide the established community and no impact is assessed.
The medical office building Project is consistent with the Office (O) and Open Space (OS) General Plan land use designations and the development regulations in the O and OS zoning. The Project would be constructed on the portion of the property designated and zoned for office use, leaving the dedicated and conserved Encinas Creek open space intact. Pursuant to CMC section 21.208.030, the Commercial/Visitor-Serving Overlay Zone regulations are not applicable to an
office use, as offices are not considered commercial/visitor-serving uses; therefore, no conflicts with this overlay zone would occur. The Project’s office use requires the approval of a Coastal Development Permit (CDP) pursuant to CMC Chapter 21.201 and a Minor Site Development Plan (SDP) pursuant to CMC section 21.27.040 and according to the provision of CMC Chapter 21.06. The Project site is within the Mello II segment of the Local Coastal Program (LCP). The portion of the site designated as OS is within the appealable area of the coastal zone, while the portion of
the site designated as O is within the non-appealable area of the coastal zone. As designed, the Project would comply with all applicable city development regulations, including CMC Title 21, LCP and HMP, and no impact is assessed. The Project is within Safety Zones 2, 4 and 6 and the 60-65 and 65–70 dBA CNEL airport noise contours for McClelland-Palomar Airport as defined in the 2011 amended ALUCP. Pursuant to the ALUCP, office buildings (including medical office buildings) are compatible in Safety Zone 6
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and conditionally compatible in Safety Zones 2 and 4 and are allowed only if the development complies with either: (1) the maximum allowable floor area ratio (FAR) or (2) the maximum intensity and lot coverage limits as specified in Table III-2 (ALUCP Section 3.4.14). Additionally,
office uses are compatible in the 60-65 dB CNEL noise contours and conditionally compatible in the 70-75 dB CNEL noise contours. The Project proposes 14,721 SF of office space in Safety Zone 2, 3,058 SF in Safety Zone 4 and 44,821 SF in Safety Zone 6, all of which would respect
with the maximum SF permitted on site as outlined in the ALUCP. As noted under Hazards, the Project site plan has been designed to respect and comply with the limits contained with the ALUCP safety zone criteria and has been reviewed by the Federal Aviation Administration (FAA)
for compliance with CFR Title 14, Part 77, in accordance with the Review Area 1 procedures (FAA 2024). As described under Noise, the exterior noise levels associated with aircraft operations would be 70 dBA CNEL and noise modelling demonstrates the building could attenuate exterior noise to the indoor standard of 50 dBA CNEL pursuant to CCR Title 24 by implementing recommendations in the Noise Evaluation (Ldn Consulting 2024). The Project would be consistent with the safety and noise conditions specified in the ALUCP. Therefore, no impact is assessed with regard to airport land use compatibility. Conclusion As discussed above, the Project would not result in any significant impacts to land use and
planning; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental,
or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 12. Mineral Resources
– Would the Project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts to mineral resources because
no mineral resources were associated with the property or proposed uses. Therefore, it was assessed that no impacts mineral resources related to the loss of availability of known mineral resources would occur from the approval and implementation of the office building project.
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Proposed Project - The entire city is devoid of any non-renewable energy resources of economic value to the region and the residents of the state. Mineral resources within the city are no longer being utilized and extracted as exploitable natural resources. Therefore, no mineral resource
impacts would occur as a result of the proposed Project. Conclusion As discussed above, the Project would not result in any significant impacts to mineral resources;
therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Program
Equal or Less Severity of Impact 13. Noise – Would the Project:
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the
project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b) Generation of excessive ground
borne vibration or ground borne noise levels?
c) For a project located within the
vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that
the prior project did have the potential for significant impacts due to noise from McClelland-Palomar Airport aircraft operations. The project site was located within the 65 to 75 dBA CNEL noise contours specified in the previous McClellan-Palomar Airport Land Use Plan adopted in
April 1994 and amended in October 2004. Office uses were allowed in areas up to 70 dBA CNEL with the interior noise levels mitigated to 50 dBA pursuant to Title 24 of the CCR. An acoustical analysis was completed during the MND process and determined that the interior noise could be
attenuated to 50 dBA CNEL by incorporating acoustic-specific structural building materials.
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Implementation of the acoustical report recommendations and demonstration that that the project design would achieve the CCR Title 24 noise insultation standard would be required as part of the building permit review process. The MND concluded that potentially significant noise impacts
would occur unless mitigation is incorporated into the prior project. Proposed Project - The proposed Project is located within the 60-65 and 65-70 dBA CNEL noise
contours as specified in the current McClellan-Palomar ALUCP adopted January 2010 and last amended December 2011. A Noise Evaluation for the proposed Aviara Office Development was conducted for the Project (Ldn Consulting 2024). The evaluation addresses the noise impacts
from the Project and on the proposed site plan and building, including from aircraft noise produced by McClelland-Palomar Airport operations. As noted in the evaluation, medical offices are conditionally compatible with the 65–70 dBA CNEL noise exposure, however buildings must be designed to attenuate exterior noise to the indoor standard of 50 dBA CNEL pursuant to CCR Title 24, as stated in the prior MND. Operational noise impacts were addressed in the noise evaluation due to new mechanical heating-ventilation (HVAC) systems, roadway noise, and aircraft operations. The evaluation concludes that the Project’s HVAC would not expose nearby residential properties to noise levels in excess of the city standards. Roadway traffic would produce cumulative noise levels of 72.4 dBA CNEL, while aircraft operations at McClelland-Palomar Airport would result in on-site noise
levels of 70 dBA CNEL. When combined, these two transportation noise sources would produce an exterior noise level of 74.4 dBA CNEL which is a potentially significant noise impact on interior noise levels of the proposed medical office building. Noise modelling determined that these
exterior noise levels could be reduced to achieve the 50 dBA CNEL interior noise standard, as required by CCR Title 24, provided the building incorporates the design recommendations in the Noise Evaluation. With those recommendations in place, the Project would achieve the interior
noise standard and be compatible with the exterior noise environment of the Project site, and the potentially significant noise impacts would be reduced to less than significant with mitigation incorporated. The Project does not propose any substantive changes that would exceed the city Noise
Ordinance or adopted exterior or interior standard levels. Thus, it is anticipated that the Project would not result in a permanent increase in ambient noise levels from the Project in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies. Construction noise effects, however, are anticipated to temporarily increase ambient noise levels
in the Project area. As mentioned, construction activities would include the use of equipment for grading and other building and site improvement activities. Trucks would travel to, from, and within the site hauling building materials, sand, equipment, and landscaping materials. Smaller vehicles
for workers and equipment, such as power saws, could also produce noise during the construction phase of the Project. All construction hours would be required to comply with the timeframe and other limitations identified in CMC Section 8.48.010. The City of Carlsbad does not have a numerical threshold for construction noise to determine whether an impact would be significant or not. However, the City's Noise Guidelines Manual, Table IV-2 indicates an impact could occur when construction occurs within 1,000 feet of a noise sensitive land use. Pursuant to the Noise Guidelines, noise sensitive lands include single family
residential and multi-family residential land uses. Multi-family residential housing is under construction south of the site along Aviara Parkway and Laurel Tree Lane at a distance of approximately 250 feet from the Project site. Section VII of the Noise Guidelines recommends ensuring construction vehicles or equipment within 1,000 feet of a dwelling be equipped with
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properly operating and maintained mufflers and that stockpiling and or vehicle staging areas are located away from dwellings and other noise sensitive receptors. Compliance with these noise control recommendations would ensure that construction of the Project would result in a less than
significant impact on ambient noise levels. The anticipated construction operations associated with the proposed Project would result in a
temporary and minor increase in groundborne vibration and noise. Following the completion of grading and related construction efforts, ambient vibrations and noise are expected to return to pre-existing levels. Therefore, impacts associated with groundborne vibration or groundborne
noise levels are considered to be less than significant. As stated above, the Project site would be exposed to a cumulative noise level of 74.4 dBA CNEL as a result of roadway and aircraft noise operations. According to Table 5-1 of the Noise Element of the General Plan, the city considers office uses conditionally compatible with noise levels up to 77 dBA CNEL provided it can be demonstrated that interior noise standards can achieve the interior noise standard of 50 dBA CNEL in accordance with CCR Title 24. Interior noise standards would be achieved for the Project through the incorporation of noise attenuation design recommendations in the noise evaluation and shown on the Project plans as design features. Therefore, the Project would not expose people working in the Project area to excessive noise levels emanating from aircraft or the airport. A less than significant impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to noise; therefore,
the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda
documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 14. Population and Housing – Would the Project:
a) Induce substantial unplanned
population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
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Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that
the prior project did not have the potential for significant impacts to population and housing because of its infill location on a site planned for office use that is served by existing or approved infrastructure. The prior project would not displace housing or people necessitating in the
construction of replacement housing because it was vacant. The MND concluded that no impacts to population and housing would result from the approval and implementation of the prior project.
Proposed Project - Similar to the prior project, the proposed medical office building Project does not propose any housing or result in unplanned population growth. It also does not propose the extension of roads, streets or utility trunk lines or other urban facilities which could encourage growth in the Project area. The required off-site sewer line upgrade discussed under Utilities would be upsized to carry the Project’s wastewater flows. Therefore, the Project would not induce any unplanned population growth in an area either or indirectly; no impacts on growth are assessed. The Project site is currently vacant and only used for temporary sales. No housing or population presently exist on-site. Therefore, the Project would not displace existing people or housing, and would not necessitate the construction of replacement housing elsewhere. No impact is assessed. Conclusion
As discussed above, the Project would not result in any significant impacts to population and housing; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections
15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 15. Public Services – Would the Project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police
protection? Schools? Parks? Other public facilities?
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Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that
the prior project did not have the potential for significant impacts to public services because the prior project was conditioned to comply with the city’s Growth Management Program, specifically for Local Facilities Management Zone 5. Compliance with this plan ensures the availability of
public services for all approvals ranging from sewer and water services to public safety. The office building would not affect planned or existing housing stock in the city or surrounding area. The MND concluded that no impacts to public services would result from the approval and
implementation of the prior project. Proposed Project - The Carlsbad Fire Department currently maintains six stations through the city. Fire operations is the largest division within the CFD and is responsible for fire suppression, rescue, emergency medical service delivery and disaster mitigation. The locations of fire stations are dictated by Carlsbad's Growth Management Plan, which calls for additional fire stations whenever there are more than 1,500 dwelling units outside a 5-minute response time from a station. The Project site is located within Local Facility Management Zone 5, which includes much of the area in this southwestern section of Carlsbad. The nearest fire station is Carlsbad Fire Station No. 4, located on Batiquitos Drive approximately two miles southwest of the proposed Project.
According to Chapter 6, Public Safety Element of the Carlsbad General Plan, the Project site is located within a Moderate to High Fire Hazard Severity Zone. Further, the Project would not
feature any highly flammable structures give the construction of stucco, glass and tile office structure with aluminum cladding, asphalt parking lots, and landscaping that would be regularly irrigated . The Project design would comply with the city’s fire code in terms of fire flows and
hydrant connections. As discussed under Population and Housing, implementation of the proposed medical office building would not result in an increase in population. As a result, Project implementation would not require the construction of new or physically altered fire facilities and is not anticipated to result in an increase in service calls. Thus, no impact to fire protection facilities would result from implementation of the Project.
Police protection for city residents is provided by the Carlsbad Police Department (CPD), which operates from the Carlsbad Safety Center, located at 2560 Orion Way. Police service is based upon actual workload measures including response times, travel times, type of service, number of calls for service, and the time of day that calls are received. Implementation of the proposed medical office building would not result in an increase in population. As a result, Project
implementation would not require the construction of new or physically altered police protection facilities and is not anticipated to result in an increase in service calls. No impact is assessed to police protection.
The subject Project is within the San Dieguito High School District and the Encinitas Unified School District. However, the proposed Project involves the construction and operation of a medical office building and would not result in an increase in population on-site or indirectly result in a substantial increase in the number of students within the Project area. No students would be generated by the proposed Project, and therefore no impact on school facilities would result from implementation of the Project.
The city’s Growth Management performance standard for park facilities requires that 3 acres of community park or special use area per 1,000 residents within the Park District must be scheduled for construction within a 5-year period of first identification of the need. The proposed Project, however, would not result in an increase in population in the Project area as no residential units
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would be constructed. Since the Project does not propose any residents, the Project is not anticipated to result indirectly in a substantial increase in demands for use of park land. Thus, no impact on parks would result from implementation of the Project.
In addition, the Project would comply with all other growth management categories (i.e., city administration, libraries, wastewater treatment, drainage, circulation, open space, sewer
collection system, water systems). Therefore, the Project would result in no impacts to other public services. Conclusion As discussed above, the Project would not result in any significant impacts to public services; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 16. Recreation – Would the Project:
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on
the environment?
Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts to recreation because the prior project was conditioned to comply with the city’s Growth Management Program, which has a performance standard for parks which was satisfied in Park District #1 where the site is located. Recreation facilities were determined to be adequate to accommodate the project. The MND concluded that no impacts to neighborhood or regional park and creation facilities would result from the approval and implementation of the prior project.
Proposed Project - The current Project proposes improvements for a medical office building and related site improvements which would not place any new demand on parks and recreation
facilities in the Project area. Because the Project would not increase population in the area and does not propose housing, it is determined that the proposed Project would not increase the use
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of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. No impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to recreation;
therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or
addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 17. Transportation
– Would the Project:
a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)?
c) Substantially increase hazards due to a geometric design feature
(e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND was studied under the pre-Senate Bill 743 (SB 743) change to vehicle miles travelled and found that the prior project had no potential for significant impacts to transportation based on the level of service (LOS) metric. The previously approval general office building project was predicted to generate 1,700 ADT with 238 AM peak hour and 221 PM peak hour trips. According to the MND analysis, the only intersection whose LOS would change as a result of project traffic was Palomar Airport Road/College Boulevard/Aviara Parkway, which would drop from LOS B to C. This change in LOS did not result in a significant impact because LOS E was considered acceptable by SANDAG’s
Congestion Management Program, which was the standard in place at the time the MND was prepared. The MND further indicated that the street system in the project area had been designed to accommodate the traffic from the prior project, as well as cumulative development in the city. Therefore, the MND concluded that the prior project would not cause traffic that was substantial in relation to the existing traffic load and capacity of local street system in the project vicinity. The
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MND further concluded that the project would not exceed a LOS standard established in a county congestion management agency for designated roads or highways. Based on these analyses, less than significant impacts to traffic were identified in the MND.
No impact due to an increase in hazards related to design features were identified because of the prior project’s compliance with the city road standards and underlying land use designation and
zoning. No impacts to emergency access were identified due to the prior project’s compliance with fire and police department requirements. No impact to parking capacity was identified because the prior project would comply with the city parking standards. Because the prior project
would be located adjacent to two circulation arterial roadways that provide bike lanes and it was conditioned to have bike racks, no conflicts with alternative transportation policy were assessed in the MND. Proposed Project - Due to the prior project’s pre-SB 743 timing, the standard of review for the proposed Project’s transportation impacts uses the LOS metric included in the approved MND. Per the city’s Growth Management Plan, the performance standard for road segments and intersections is LOS D during peak hours (versus the Congestion Management Plan standard of LOS E). To establish consistency with the prior transportation analysis, a Transportation Impact Analysis (TIA) for the proposed Project was conducted using the LOS metric for CEQA (Linscott Law and Greenspan 2024).
The medical office building Project would generate 3,130 average daily trips (ADT), with 188 AM pear hour trips and 344 PM peak hour trips, which would be a higher ADT and AM peak hour
volume but lower PM peak hour volume than the approved office building. The Project trips were distributed to the local roadway network to evaluate the Project’s potential for significant traffic impacts. The TIA analysis also took into account near-term traffic associated with approved and
pending projects that will add traffic to the local study area by the time of the Project’s opening day. One additional signal modification was also assumed since one of the near-term projects was conditioned to install the northbound right-turn overlap phase at Palomar Airport Road/Aviara Parkway. Based on the near-term and horizon year analyses conducted in the TIA, the proposed Project would not result in a significant impact to the roadway network in the Project area,
including the Palomar Airport/College Boulevard/Aviara Parkway intersection adjacent to the site (i.e., LOS C and D in the near-term and horizon-year conditions). No impact is assessed. Further, the Project would not significantly increase the existing pedestrian, bicycle or transit facility demand. It is, therefore, determined to not result in a significant impact to these facilities also. Thus, the Project would not conflict with a program, plan, ordinance or policy addressing the
circulation system, including transit, roadway, bicycle and pedestrian facilities; and, therefore, would not result in design hazards. The proposed Project is consistent with the city’s General Plan and zoning. Thus, no impact is assessed.
No change to existing circulation improvements would occur from implementation of the proposed Project. All circulation improvements in the area are presently constructed to city standards. Thus, the Project would not increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses. Other public safety design features are incorporated into the existing and proposed street and pedestrian design. Therefore, it would not increase hazards due to an incompatible use. No impact assessed.
The proposed Project has been designed to satisfy the emergency requirements of the Fire and Police Departments. No impact is assessed. Conclusion
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As discussed above, the Project would not result in any significant impacts to transportation; therefore, the Project would not result in an impact which was not adequately evaluated by the
previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior
environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 18. Tribal Cultural Resources – Would the Project cause a substantial
adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site,
feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the
California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code § 5020.1(k), or
b) A resource determined by the lead
agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe?
Discussion
Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that the prior project did not have the potential for significant impacts to cultural resources because all areas proposed for development were heavily disturbed by agricultural resources and already converted from natural terrain. Therefore, it was assessed that there would be no significant cultural resource impacts from the approval or implementation of the master plan.
Proposed Project - Per the records search and survey referenced above, the property has not been identified as a location containing a significant resource associated with the California Native American tribes. Because of the extent of past disturbance and presence of fill material on the
Project site, there is no potential for tribal resources to be encountered on site during Project
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grading. Assuming the Project construction effort is in compliance with the proposed grading plans, no impact is assessed.
Conclusion As discussed above, the Project would not result in any significant impacts to tribal cultural resources; therefore, the Project would not result in an impact which was not adequately
evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of
the prior environmental document.
Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 19. Utilities and Service Systems – Would the Project:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the
provider’s existing commitments?
d) Generate solid waste in excess of state or local standards, on in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
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Discussion Kelly/JRM Office Project - The previously approved Kelly/JRM Office Project MND found that
the prior project did not have the potential for significant impacts to utilities and service systems because the Encina wastewater treatment facility within the Local Facilities Management Zone #5 had adequate planned capacity to accommodate all of the growth in Zone #5 and the prior
project would not exceed the growth projections anticipated in the Growth Management Plan. Similarly, all water facilities and drainage facilities in the project area had been designed to accommodate the growth projections in the city at buildout. The project’s demand for water
supplies or facilities, and wastewater treatment or facilities and storm drain facilities would not exceed the city’s growth projections. Because existing solid waste disposal services were adequate to serve the local population without exceeding landfill capacities, no impacts were assessed. Therefore, the project would not exceed wastewater treatment requirements, require the construction of new water or wastewater treatment facilities, or require the construction of new storm drain facilities resulting in new significant impacts; require new or expanded water supply entitlements; result in inadequate capacity for wastewater treatment capacity; be service by existing permitted landfill capacity and comply with application regulations related to solid waste. No impacts were assessed in the MND. Proposed Project - The proposed Project would require the construction of connections to local
utilities to service the project. A Water System Analysis was prepared for the Project (Dexter Wilson Engineering 2023), which determined that there would be no need to make improvements to the off-site public water system in the Project area to provide potable water and fire protection
services to the Project site. The Project would construct connections to the existing public water line in Laurel Tree Lane. Recycled water in the Project area would be used for irrigation. While the Project would create new demand for potable water within the Carlsbad Municipal Water
District (CMWD), the Project would not increase population or the intensity of water demand above levels anticipated at buildout in the local Urban Water Management Plan (City of Carlsbad 2021). In addition, the CMWD has two district-wide ordinances in place to help manage demands during potential water shortages, which the Project would have to comply with: Ordinance No. 44 and Ordinance No. 46. Thus, the CMWD would have sufficient water supplies available to serve
the Project under reasonably foreseeable conditions during normal, dry and multiple dry years and no impact to water supplies would result from implementation of the Project. Sewer collection and wastewater treatment for the site would be provided by the Encina Wastewater Authority. The proposed Project would result in an increase in sewer or wastewater generation by connecting the proposed medical office building to the local wastewater collection and treatment system. Due to its consistency with its designated office use, the Project would produce wastewater at a
quantity that would have been anticipated in the long-term Encinas Wastewater Authority’s plans for the area. According to the Project’s Sewer Study, the Project would connect to the existing gravity sewer line in Laurel Tree Lane which leads to the Buena Interceptor Sewer main in
Palomar Airport Road (Dexter Wilson Engineering 2024). With the addition of Project’s wastewater flows, an upsize of the existing 8-inch line to a 10-inch line for a distance of 385 feet within Laurel Tree Lane would be required to serve the Project and the project would be conditioned to implement the off-site sewer line improvements. No significant physical environmental effects would be attributable to the sewer line upsizing as it would be constructed entirely within the paved roadway and would be required to comply with the adopted HMP’s Adjacency Standards for projects located adjacent to any HMP Hardline Preserve to avoid indirect effects to habitat and species in the open space. As a medical office building, the proposed
Project would not generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. No impact to solid waste generation and landfill capacity is assessed. The subject Project would also comply with federal, state, and local management and reduction statutes and regulations
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related to solid waste. Thus, the Project would not result in an environmental impact relative to solid waste disposal. No impact is assessed. Conclusion As discussed above, the Project would not result in any significant impacts to utilities and service
systems; therefore, the Project would not result in an impact which was not adequately evaluated by the previously approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental,
or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. Significant Project Impact
Substantial Increase in Severity
Substantial Change Relative to Project
Equal or Less Severity of Impact 20. Wildfire
If located in or near state responsibility areas or lands classified as very high fire hazard severity zone – Would the Project:
a) Substantially impair an adopted emergency response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a
wildfire?
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources,
power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
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Discussion Kelly/JRM Office Project - The Kelly/JRM Office Project MND did not explicitly address wildfire
impacts of the prior project. Proposed Project - City of Carlsbad participates in the County of San Diego’s Multi-Jurisdictional
Hazard Mitigation Plan (City of Carlsbad 2023). The City of Carlsbad has identified one high ranking hazard within its service area: Wildfire; the Project site is located within a moderate to high fire hazard severity zone, according to the Public Safety Element of the Carlsbad General
Plan (City of Carlsbad 2015). Based on the capability assessment in the plan, however, the City of Carlsbad has existing regulatory, administrative/technical, and fiscal mechanisms in place to mitigate this hazard. Project construction and operations would not impact public roads or other vehicular accessways through lane closures used for evacuation routes. It would not propose any blocking of vehicular or other access, it would not impair an adopted emergency response plan or emergency evacuation plan or the ability to coordinate and support existing efforts to mitigate wildfires in the area. Thus, no impact to emergency response is assessed. Per the Public Safety Element of the General Plan’s Fire Hazard Severity Zone Map, the Project site is located within a moderate to high fire hazard severity zone. Further, the Project involves the construction of stucco, glass and tile office structure with aluminum cladding, asphalt parking
lots, and landscaping would be regularly irrigated and would not contain any flammable structures. The Project design would comply with the city’s fire code in terms of fire flows and hydrant connections. As noted above under Hazards and Public Services, it has been determined that no
impact to fire suppression infrastructure would result from implementation of the Project. The proposed Project would not require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment. The Project would not result in an increase in wildfire potential because it would comply with applicable fire codes. The proposed Project would require shallow grading and excavation during construction, which would minimally alter the site’s generally level topography.
As such, operation of the medical office building Project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides as a result of runoff, post-fire slope instability, or drainage changes. It is concluded that the Project would result no to flooding or landslides due to high risk of wildfire. Conclusion
As discussed above, the Project would not result in any significant impacts to wildfire; therefore, the Project would not result in an impact which was not adequately evaluated by the previously
approved Kelly/JRM Office Project MND. None of the criteria listed in sections 15162 or 15164 have occurred, therefore there is no need to prepare subsequent, supplemental, or addenda documents for the Project. That is, this Project is within the scope of the prior environmental document. 5. CEQA Project Environmental Conditions of Approval The Project would not result in any new or more severe impacts relative to what was identified
the prior MND. The Project is subject to environmental conditions of approval pursuant to applicable mitigation identified in the MND as follows in this section. Two of the mitigation related to biology and land use, have either been satisfied or are no longer applicable. The third mitigation
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identified in the MND has been satisfied through preparation of the Noise Evaluation and incorporation of its recommendations into the building plans.
The environmental conditions of approval shall not relieve a person from the responsibility of complying with all other applicable regulations of any other local, state, or federal agencies. No part of what follows should be deemed or construed to repeal, amend, modify, alter, or change
any other applicable ordinance or any part thereof; and that in all particulars wherein these conditions are not more restrictive, each such other ordinance shall continue and shall be in full force and effect.
Any existing reference to an ordinance, title, chapter, article, or section heading which is renumbered or relabeled since MND adoption must be construed to apply to the corresponding provisions contained within these conditions.
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"
7'-0"
10 SPACES @ 8'-0") =
8
0
'
-
0
"
7'-0"
10 SPACES @ 8'-0") =
8
0
'
-
0
"
(1
0
S
P
A
C
E
S
@
8
'
-
6
"
)
8
5
'
-
0
"
7'-
9
"
(1
0
S
P
A
C
E
S
@
8
'
-
6
"
)
=
8
5
'
-
0
"
7'-
3
"
5
S
P
A
C
E
S
@
8
'
-
6
"
)
=
4
2
'
-
6
"
7'-
3
"
5
S
P
A
C
E
S
@
8
'
-
6
"
)
=
4
2
'
-
6
"
6
S
P
A
C
E
S
@
8
'
-
6
"
)
=
5
1
'
-
0
"
6'-0"
7 SPACES @ 8'-6") = 5
9
'
-
6
"
7'-0"
10 SPACES @ 8'-6")
=
8
5
'
-
0
"
7'-0"
10 SPACES @ 8'-6") =
8
5
'
-
0
"
7'-0"
10 SPACES @ 8'-0") =
9
3
'
-
6
"
7'-0"
6'-0"
10 SPACES @ 8'-10")
=
8
8
'
-
4
"
6'-10"
7 SPACES @ 8'-10") =
6
1
'
-
1
0
"
9'-1"6'-1"
12 SPACES
@
8
'
-
1
0
"
)
=
1
0
6
'
-
0
"
6'-9"
MIN
6'-3"
MIN
10'-0"12'-0"5'-0"9'-0"9'-0"
9'-0"5'-0"9'-0"5'-0"9'-0"5'-0"9'-0"
9'-0"7'-6"
5'-0"9'-0"5'-0"9'-0"5'-0"
22'-9"
9'-1"
(6
S
P
A
C
E
S
@
8
'
-
6
"
)
=
5
1
'
-
0
"
6'-
8
"
(5
S
P
A
C
E
S
@
8
'
-
6
"
)
=
4
2
'
-
6
"
17
'
-
6
"
24
'
-
0
"
20'-0"24'-0"20'-0"
24'-0"20'-0"20'-0"25'-0"20'-0"
15'-0"
24
'
-
0
"
24
'
-
0
"
20
'
-
0
"
20
'
-
0
"
24
'
-
0
"
19
'
-
3
"
6'-
0
"
25
'
-
0
"
7'-
0
"
8'-
7
"
25
'
-
7
"
15
'
-
7
"
11
'
-
4
"
57
'
-
2
"
43
'
-
8
"
10
0
'
-
1
1
"
12
'
-
1
0
"
110'-1"
7"3'
-
3
"
39
'
-
3
"
15
'
-
0
"
6'-1"
9'-1"9'-0"5'-0"9'-0"8'-0"9'-0"8'-0"9'-0"9'-0"8'-0"9'-0"8'-6"11'-6"
5'-
0
"
57
'
-
0
"
37
'
-
0
"
17'-0"
12'-0"
F/A500
37'-0"
22'-0"
E/A500
12'-5"
12'-0"
33'
-
0
"
27'
-
0
"
17'-
0
"
REQUIRED PARKING SETBACK
BUILDING SETBACK
BU
I
L
D
I
N
G
S
E
T
B
A
C
K
PA
R
K
I
N
G
/
D
R
I
V
E
W
A
Y
S
S
E
T
B
A
C
K
PARKING/
DRIVEWAYS
SETBACK
BUILDING SETBACK
FR
O
N
T
BU
I
L
D
I
N
G
SE
T
B
A
C
K
13
'
F
U
T
U
R
E
S
T
R
E
E
T
O
P
E
N
I
N
G
EA
S
M
E
N
T
F
O
R
U
T
I
L
I
T
Y
A
N
D
IN
C
I
D
E
N
T
A
L
P
U
R
P
O
S
E
S
EASM
E
N
T
F
O
R
P
U
B
L
I
C
U
T
I
L
I
T
I
E
S
EASM
E
N
T
F
O
R
P
U
B
L
I
C
U
T
I
L
I
T
I
E
S
EASM
E
N
T
F
O
R
PIPEL
I
N
E
17
'
-
0
"
4'-
0
"
17
'
-
5
"
4'-
1
"
11'-9"
tc tc
tc
tc
tc
PALOMAR A. RD. 30'-0" STANDARD PARKING SETBACK
AV
I
A
R
A
P
A
R
K
W
A
Y
1
5
'
-
0
"
S
T
A
N
D
A
R
D
P
A
R
K
I
N
G
S
E
T
B
A
C
K
EA
S
T
S
I
D
E
5
'
-
0
"
S
T
A
N
D
A
R
D
P
A
R
K
I
N
G
S
E
T
B
A
C
K
VANPOOL/CARPOOL
VANPOOL/CARPOOL
VANPOOL/CARPOOL
VANPOOL/CARPOOL
VANPOOL/CARPOOL
VANPOOL/CARPOOL
218'-1"100'-11"
92
'
-
4
"
13'-9"
95'-10"
96
'
-
7
"
180'-5"
5'-
0
"
7'-
0
"
8'-
7
"
5'-
1
0
"
5'-
1
"
7'
-
0
"
(5
S
P
A
C
E
S
@
8
'
-
0
"
)
=
4
0
'
-
4
"
7'-
0
"
(5
S
P
A
C
E
S
@
8
'
-
0
"
)
4
0
'
-
4
"
7'
-
0
"
7'-
0
"
(5
S
P
A
C
E
S
@
8
'
-
0
"
)
4
0
'
-
4
"
20
'
-
0
"
BMP #1
BMP #2
BM
P
#
3
SP103
20'-10"
14
'
-
0
"
25
'
-
9
"
19'-1"
(14 SPACES @ 8'-9") = 122'-6"
17
'
-
6
"
(10 SPACES @ 8'-9") = 87'-6"(10 SPACES @ 8'-9") = 87'-6"(10 SPACES @ 8'-6") = 87'-6"7'-0"
VANPOOL/CARPOOL 1/SP101
2/SP101
PA
L
O
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A
R
A
I
R
P
O
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T
R
O
A
D
A
N
D
A
V
I
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16
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(6
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2
9
6
-
4
5
9
5
ME
D
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&
C
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&
A
S
S
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S
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:
PR
O
J
E
C
T
N
O
.
:
PR
O
J
E
C
T
N
A
M
E
:
DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
RE
V
I
S
I
O
N
S
:
MAY 30/2024
6 7
CA
R
L
S
B
A
D
M
O
B
22
.
0
2
7
PROFESSIONAL
STAMP:
S
T
A
TEOF CAL I F O RNIA
RAYMO N D
F
O
XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
C
T
EUGEN
E
SP100
SI
T
E
P
L
A
N
TOTAL BUILDING SQUARE FOOTAGE: 62,600.0 SF
5 SPACES PER 1000 SF:
PARKING SPACES REQUIRED = 313
PARKING SPACES PROVIDED = 320
DISABLED ACCESSIBLE PARKING:
FROM 301 TO 400 SPACES
PARKING SPACES REQUIRED = TOTAL OF 8 ACCESSIBLE INCLUDING 1 VAN ACCESSIBLE
PARKING SPACES PROVIDED = TOTAL OF 14 ACCESSIBLE INCLUDING 3 VAN ACCESSIBLE
E.V. PARKING/CHARGING SPACES:
E.V. PARKING/CHARGING SPACES REQUIRED = 32
E.V. PARKING/CHARGING SPACES PROVIDED = 32
CHARGING ONLY (NOT PARKING):
FROM THE TOTAL OF 26 TO 50 E.V. PARKING/CHARGING SPACES PROVIDED
SPACES REQUIRED/PROVIDED
1 VAN ACCESSIBLE
1 STANDARD ACCESSIBLE
1 AMBULATORY
CLEAN AIR VEHICLE PARKING SPACES
(E.V. PARKING SPACES ARE ALSO COUNTED AS CLEAN AIR PARKING SPACES):
12% OF THE TOTAL OF 313 SPACES REQUIRED
CLEAN AIR VEHICLE PARKING SPACES REQUIRED = 39
CLEAN AIR VEHICLE PARKING SPACES PROVIDED = 39
PROPOSED 3 STORY
62,600.0 S.F.
MEDICAL OFFICE BUILDING
CONSTRUCTION TYPE : II-A
STANDBY
GENERATOR
ENCLOSURE
ELEVATOR
EQUIPMENT
ROOM
J.C.
FLOOR
ELECTRICAL
ROOM
STORAGE
AREA
UTILITY
ROOM
LOBBY
AREA
SCALE : 1/16" = 1'-0"
PROPOSEDSITE PLAN
TRASH
ENCLOSURE
OUTDOOR EATING AREA:
TOTAL BUILDING SQUARE FOOTAGE: 62,600.0 SF
300 SF PER EACH 5000 SF = 3,756 SF REQUIRED.
OUTDOOR EATING AREA (A): 1,372.58 SF
OUTDOOR EATING AREA (B): 1,330.76 SF
TOTAL OUTDOOR EATING AREA: 2,703.34 SF
3,756.0 SF - 2,703.34 SF = 1,052.66SF
(TO BE PROVIDED VIA STAFF LOUNGE AREAS IN THE T.I. SPACES)
LANDSCAPE: TREE REQUIREMENTS:
313 PARKING SPACES PROVIDED
ONE TREE PER EACH 4 PARKING SPACES REQUIRED:
78.25 = 79 TREES REQUIRED.
LONG TERM BICYCLE PARKING:
DERO BIKE DEPOT_DERO DUPLEX 14 BIKE SECURED ENCLOSURE
PUBLIC BICYCLE PARKING:
"U" TYPE 9 BIKE LOOP RACK (2 PROVIDED FOR A TOTAL OF 18
BICYCLES)
BIKE REPAIR STATION:
DERO FIX IT_WITH MANUAL AIR PUMP KIT
COMPACT SPACE PARKING:
COMPACT SPACE ALLOWANCE 25% OF TOTAL SPACES
TOTAL SPACES REQUIRED 313 25% = 78.25 (79 SPACES ALLOWED)
COMPACT SPACES PROVIDED 71
BUILDING
ELECTRICAL
ROOMWOMENS
RESTROOM/
LOCKER/SHOWER
MENS
RESTROOM/
LOCKER/SHOWER
MECHANICALEQUIPMENTENCLOSURE
MECHANICALEQUIPMENTENCLOSURE
DECORATIVE PAVING AREAS:
REFER TO LANDSCAPE DRAWINGS.
LANDINGS/WALKWAYS:
CONCRETE.
PARKING/DRIVE WAY SURFACES:
ASPHALT CONCRETE .
TRASH CAN LOCATION:
RUBBERMAID BRUTE 55 GAL TRASH CAN.
RUBBERMAID BRUTE 55 GAL TRASH CAN
DOME LID.
TRUNCATED DOME AREA:
PER CBC
LANDSCAPED AREA:
REFER TO LANDSCAPE DRAWINGS FOR A
COMPLETE SCOPE OF THE WORK
NOTES:
PROPOSED BUILDING HEIGHT 42'-0".
THE PROJECT IS REQUESTING AN EXCEPTION TO THE
MAXIMUM HEIGHT OF 35-FEET PER CMC 21.27.050 WHICH ALLOWS
ADDITIONAL HEIGHT UP TO 45-FEET THROUGH THE APPROVAL OF A
MINOR SPD, PROVIDED THAT ALL THE SETBACKS SHALL BE
INCREASED AT A RATIO OF ONE HORIZONTAL FOOT FOR EVERY ONE
ONE FOOT.
A)
B)
ALL SETBACKS HAVE BEEN INCREASED AT A RATIO OF ONE
HORIZONTAL FOOT FOR EVERY ONE FOOT OF HEIGHT INCREASE
OVER 35-FEET (42' - 35' = 7' MINIMUM SETBACK INCREASE).
C)
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
0
3
4
MAXIMUM INTENSITY FLOOR AREA RATIO
AREA OF PROPERTY WITHIN OFFICE DESIGNATION = 197,327SF.
FAR ALLOWED (0.60) 118,396SF.
FAR PROVIDED (0.32) 62,600SF.
COOLING
TOWER
ENCLOSURE
Exhibit 8
Feb. 5, 2025 Item #1 94 of 118
PA
L
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M
A
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A
I
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P
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R
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A
N
D
A
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I
A
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A
P
A
R
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W
A
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CA
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L
S
B
A
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C
A
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1
0
WW
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92
1
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34
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C
I
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C
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16
6
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(6
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9
6
-
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5
9
5
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D
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A
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S
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I
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S
SH
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E
T
T
I
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:
PR
O
J
E
C
T
N
O
.
:
PR
O
J
E
C
T
N
A
M
E
:
DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
RE
V
I
S
I
O
N
S
:
MAY 30/2024
6 7
CA
R
L
S
B
A
D
M
O
B
22
.
0
2
7
PROFESSIONAL
STAMP:
S
T
A
TEOF CAL I F O RNIA
RAYMO N D
F
O
XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
C
T
EUGEN
E
SP101
EN
L
A
R
G
E
D
C
O
M
M
O
N
A
R
E
A
F
L
O
O
R
P
L
A
N
DERO BIKE DEPOT
DERO DUPLEX 14 BIKES
SECURED ENCLOSURE
DERO
FIX-IT
W/AIR
KIT
POWER
BOX
(5) "U" BIKE RACKS
(4) MICROMOBILITY
PARKING STATIONS
3'-0"
UP
060504030201 10090807 11 12
15161718 14 13
FD
1
A-304
3'-0"
3'-0"
3'-0"
UP
060504030201 10090807 11 12
15161718 14 13
FD
1
A-304
3'-0"
3'-0"
6'-7"13'-9"
tc
tc
16
'
-
7
"
54
'
-
5
"
3'
-
0
"
30
'
-
4
"
3'
-
0
"
10
'
-
2
"
5'-0"9'-8"7'-8"
2'-9"3'-4"
5'-
0
"
6'-
9
"
4'-10"
OUTDOOR EATING AREA (A) 1,372.58 SF
SCALE : 1/16" = 1'-0"
PROPOSEDSITE PLAN
DECORATIVE PAVING AREAS:
REFER TO LANDSCAPE DRAWINGS.
LANDINGS/WALKWAYS:
CONCRETE.
PARKING/DRIVE WAY SURFACES:
ASPHALT CONCRETE .
TRASH CAN LOCATION:
RUBBERMAID BRUTE 55 GAL TRASH CAN.
RUBBERMAID BRUTE 55 GAL TRASH CAN
DOME LID.
TRUNCATED DOME AREA:
PER CBC
LANDSCAPED AREA:
REFER TO LANDSCAPE DRAWINGS FOR A
COMPLETE SCOPE OF THE WORK
OUTDOOR EATINGAREA A1
SW
W
W W
W
W
W
WW
W
W W
VAN
VAN
VAN
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
(4
)
"
U
"
B
I
K
E
R
A
C
K
S
6'-
0
"
7'-
9
"
6'-7 1/2"
32'-2"
7'-9 1/2"
26'-11"
5'-8"
9'-1"
22'-9"
9'-1"9'-0"5'-0"9'-0"8'-0"9'-1"8'-0"9'-0"9'-0"8'-0"9'-0"
3'
-
0
"
17
'
-
0
"
7'-
0
"
12
'
-
9
"
4'
-
8
"
6'
-
0
"
42'-7"14'-5 1/2"
20
'
-
0
"
3'
-
1
1
"
10'-1 3/8"
4'-4"
5'-11"
4'-7"
4'-1"
2'-9"
L A N D S C A P E
L A N D S C A P E
L
A
N
D
S
C
A
P
E
9'-0"
20'-7"
6'
-
7
1
/
2
"
3'
-
1
0
"
OUTDOOR EATING AREA (B) 1,330.76 SF
OUTDOOR EATINGAREA B2
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
0
3
4
Feb. 5, 2025 Item #1 95 of 118
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A
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16
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PR
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J
E
C
T
N
O
.
:
PR
O
J
E
C
T
N
A
M
E
:
DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
RE
V
I
S
I
O
N
S
:
MAY 30/2024
6 7
CA
R
L
S
B
A
D
M
O
B
22
.
0
2
7
PROFESSIONAL
STAMP:
S
T
A
TEOF CAL I F O RNIA
RAYMO N D
F
O
XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
C
T
EUGEN
E
A100
FI
R
S
T
F
L
O
O
R
P
L
A
N
-
N
O
T
E
D
BUILDING
ELECTRICAL
ROOM
110
ELEVATOR
EQUIPMENT
ROOM
108
J.C.
105
FLOOR
ELECTRICAL
ROOM
103
STORAGE
AREA
102
FIRE RAISER/
FIRE PUMP
ROOM
111
LOBBY
AREA
101
SCALE : 1/8" = 1'-0"
FIRST FLOOR PLANNOTED
MALE
TOILET/
SHOWER/
LOCKER
104
FEMALE
TOILET/
SHOWER/
LOCKER
106
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
0
3
4
HALLWAY
107 STAIR #2
109
INTERIOR PARTITION SCHEDULE
NON-RATED PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 22 GA. STEEL STUDS @ 16" O.C.1A
1B
2A
3A
3B
3C
NON-RATED PARTITION:
SIMILAR TO TYPE 1A EXCEPT GYPSUM BOARD ON THE
OUTSIDE ONLY. LOBBY SIDE ONLY
1-HOUR PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX.
STUDS TO BE CUT 3/4" LESS THAN ASSEMBLY HEIGHT
( DESIGN #: U465)
2-HOUR PARTITION:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD EACH SIDE OF
3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX. STUDS TO BE
CUT 3/4" LESS THAN ASSEMBLY HEIGHT. (DESIGN #: U411)
2-HOUR SHAFT:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL STUDS @ 24"
O.C. OVER TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE
SIDE AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION TO 4"
X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C. VERTICAL
RESTRAINED WALLS REQUIRE STUDS TO BE CUT 3/8" LESS THAN
FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
A-507
26
A-507
26 SIM.
A-507
27
A-507
28
A-507
29
A-507
25
3D
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL
STUDS @ 24" O.C. W/ AIR SPACE OVER 6" x 20 GA. OVER
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 4" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A-507
25
2B
1-HOUR SHAFT:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A-507
9
Room name
101
ROOM NAME
ROOM NUMBER
FLOOR CONTROL ASSEMBLY PER FIRE PROTECTION DWGS
RECESSED FIRE EXTINGUISHER CABINET PER DETAIL
FCA
G-004
8F.E.
WALL MOUNTED ACCESS PANEL
PER A-508
23A.P.
D.S. DOWN SPOUT
SURFACE MOUNTED FIRE EXTINGUISHER CABINET F.E.
A-508
17
KEYNOTES
1 DUAL HEIGHT ADA ACCESSIBLE DRINKING FOUNTAIN. SEE DETAIL
10/G-004
2 FLOOR DRAIN, SEE PLUMBING DRAWINGS
3 KNOCK OUT PANEL FOR FUTURE STAIR. SEE STRUCTURAL DRAWINGS
FOR MORE INFO
4 WATER BOOSTER PUMP, SEE PLUMBING DRAWINGS
5 FUTURE CORRIDOR, N.I.C.
6 ENTRY CANOPY
7 ELECTRICAL EQUIPMENT. SEE ELECTRICAL DRAWINGS
8 MECHANICAL DUCT, SEE MECHANICAL DRAWINGS
9 FIRE RISER, SEE FIRE PROTECTION DRAWINGS
10 ROOF ACCESS LADDER, SEE DETAIL 10/A-506
11 FIRE SPRAYED STEEL COLUMN. SEE STRUCTURAL DRAWINGS.
12 FRP WALL FINISH AT JANITOR CLOSET ROOM #, SEE INTERIOR
DESIGN DRAWINGS FOR FULL FINISHES.
13 ELEVATOR PIT LADDER, SEE EVELVATOR PIT PLAN 2/A-101
14 8" CONC. ELEVATOR PIT WALL
FLOOR PLAN LEGEND
1/4" = 1'-0"2
ELEVATOR PIT PLAN @ 4
FT. BELOW FIRST FLOOR
15 STEEL BEAM PER STRUCTURAL PLANS AND CENTER SCREEN WALL
8/A-513
16 1/4" THK. LAMINATED FROSTED GLASS
17 RECESSED KNOX BOX, SEE EXTERIOR ELEVATION
18 TWO LAYERS OF 5/8" GYPSUM TO PROTECT STEEL POST
LINEAR FLOOR DRAINS19
REMOTE CHILLER ABOVE ACOUSTICAL CEILING20
JL INDUSTRIES COSMOPOLITAN STAINLESS STEEL 1.5" SQUARE
TRIM 1836-F10 & MECURY 5lb EXTINGUISHER CABINET.
21
SURFACE MOUNTED MECURY 5lb EXTINGUISHER.22
ADA PUSH BUTTON MOUNTED ON MULLION INSIDE, FOR DOOR 10123
ADA PUSH BUTTON MOUNTED ON COLUMN OUTSIDE, FOR DOOR 10124
SHAFT WALL ENCLOSURE FOR VRF REFRIGERANT LINES PER DETAIL:
29/A-507
25
FIRE RISER PUMP, SEE DEFERRED SPRINKLER DRAWINGS26
LOCATION OF BUILDING DIRECTORY, SEE ELEVATIONS27
GENERAL NOTES
24"X84" AMBULANCE GURNEY SIZED ELEVATOR PER SECTION 3002.4A28
#
1. WHERE COLUMNS REQUIRE A FIRE-RESISTANCE RATING, THE ENTIRE COLUMN, INCLUDING ITS CONNECTIONS TO BEAMS OR GIRDERS,SHALL BE PROTECTED. WHERE THE
COLUMN EXTENDS THROUGH A CEILING, FIRE RESISTANCE OF THE COLUMN SHALL BE CONTINUOUS FROM THE TOP OF THE FLOOR THROUGH THE CEILING SPACE TO THE
TOP OF THE COLUMN. SECTION 704.2.
2. MEMBERS OF THE STRUCTURAL FRAME (OTHER THAN COLUMNS) SUPPORTING MORE THAN ONE FLOOR AND ROOF (OR MORE THAN 2 FLOORS), OR SUPPORTING A
LOAD-BEARING WALL, OR A NONLOAD-BEARING WALL MORE THAN 2 STORIES HIGH) MUST BE INDIVIDUALLY ENCASEMENT FIRE PROTECTED. (SECTION 704.3) DETAIL THE
REQUIRED PROTECTION ON THE PLANS.
3. STRUCTURAL MEMBERS SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1.
4. STEEL ELECTRICAL OUTLET BOXES AT FIRE BARRIER WALLS SHALL NOT EXCEED SIXTEEN SQUARE INCHES, SHALL NOT EXCEED 100 SQUARE INCHES PER 100 SQUARE
FEET OF WALL, AND SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF TWENTY-FOUR INCHES WHEN ON OPPOSITE SIDES OF A WALL. SECTION 714.4.2. MEMBERS
SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1
5. DUCTS PENETRATING FIRE BARRIERS AT OCCUPANCY SEPARATIONS MUST HAVE FIRE DAMPERS. SECTION 717.5.2:
A)IN CALIFORNIA, SECTION 717.5.2 WAS MODIFIED FOR GROUP I OCCUPANCY TO REQUIRE SMOKE DAMPERS IN ADDITION TO FIRE DAMPERS.
6. NOTE ON THE PLANS: "ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT.”
SECTION 1010.1.9. IN LIEU OF THE ABOVE, IN A GROUP B OCCUPANCY, YOU MAY NOTE ON THE PLANS "PROVIDE A SIGN ON OR NEAR THE EXIT DOOR, READING THIS DOOR TO
REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED." THIS SIGNAGE IS ONLY ALLOWED AT THE MAIN EXIT. SECTION 1010.1.9.4.
7. EACH DOOR IN A MEANS OF EGRESS FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE. SECTION
1010.1.10.
8. WHEN ADDITIONAL DOORS ARE PROVIDED FOR EGRESS PURPOSES, THEY ALSO SHALL CONFORM TO THE REQUIREMENTS OF SECTION 1010 (WIDTH, SWING, HARDWARE,
ETC.). SECTION 1010.1.
9. ALL DOORS WITHIN THE EXIT PATH TO A PUBLIC WAY FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH LATCHES OR LOCKS UNLESS THEY ARE
EQUIPPED WITH PANIC HARDWARE. SECTIONS 1010.1.10 AND 1010.2.
10. A TACTILE SIGN STATING “EXIT” AND COMPLYING WITH ICC A117.1 SHALL BE PROVIDED ADJACENT TO EACH DOOR TO AN EXIT STAIRWAY, AN EXIT PASSAGEWAY, AND THE EXIT
DISCHARGE. SEC. 1013.4.
11. SPECIFY ON THE PLANS THAT PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH SEC. 906
12. WHERE COLUMNS ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY ANY PROVISIONS OF THE CODE, THE ENTIRE COLUMN SHALL BE PROVIDED INDIVIDUAL ENCASEMENT
PROTECTION ON ALL SIDES FOR THE FULL COLUMN LENGTH. SECTION 704.2.
13. REFER TO SHEET G-003 FOR REQUIRED ACCESSIBLE CLEAR DIMENSIONS.
14. CONTRACTOR TO PROVIDE BACKING FOR WALL MOUNTED EQUIPMENT AND UTILITIES PER DETAIL 9 & 10 /A-508.
15. SOUND ATTENUATING BATT INSULATION TO BE INSTALLED IN ALL CORE PARTITIONS.
16. FOR ELECTRICAL PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 2/A-502.
17. FOR PLUMBING PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 3/A-502.
18. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOOR-CEILING, SHAFT AND ROOF-CEILING SHALL BE PROTECTED AS REQUIRED IN CBC SECTIONS 712, 713 & 714.
19. CONTRACTOR SHALL VERIFY ALL ROUGH OPENING REQUIREMENTS SUCH AS LOCKERS, RECESSED CABINETS, MAILBOXES & RECESSED FIXTURES PRIOR TO FRAMING.
20. MEANS OF EGRESS AT EACH STORY SHALL ALSO BE REVIEWED AND APPROVED WHEN TENANT IMPROVEMENTS ARE SUBMITTED FOR APPROVAL.
21. ALL DECK DRAINS SHALL BE 2" BELOW FLOOR FINISH.
22. SEE DECK EDGE PLANS FOR ADDITIONAL INFO.
23. PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 716.
24. ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OF EFFORT.
25. DUCTS AND AIR TRANSFER OPENINGS SHALL BE PROTECTED AS REQUIRED BY CBC SECTION 717.
AREA = 21,073 S.F.
9'-8"
10'-8"
6'-11"
9'
-
2
"
8'
-
2
"
18
'
-
4
"
5'-8"1'-7"9"
1'
-
1
0
"
8 3/4"
-3'-6"
E
6
STAIR #3
SCALE : AS NOTED
1
2
2
5
AMBULATORY
CHARGING
ONLY VAN ACCESSIBLECHARGING
ONLY STD ACCESSIBLECHARGING ONLY
DERO BIKE DEPOT
DERO DUPLEX 14 BIKES
SECURED ENCLOSURE
DERO
FIX-IT
W/AIR
KIT
POWER
BOX
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
(5) "U" BIKE RACKS
(4) MICROMOBILITY
PARKING STATIONS
(4
)
"
U
"
B
I
K
E
R
A
C
K
S
3'-0
"102
3'-0"
107C
3'-0"
109B
UP
UP
06
05
04
03
02
01
10
09
08
07
3'-0"108
3'-0
"105
3'-0"
104
3'-0
"107A
3'-0"
107B
3'-0"
103
FD
IN
CON
T
R
O
L
P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 10090807 11 12
15161718 14 13
FD
A-401
7
1
A-304
2
A-402
3A 3A
3A
3A
1A
3B
3B
3A
3A 1A
1A
1A3A
3A
1A 1A
3A
3A
1A
1A
1A
3A
2A
2A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
STAIR IS AN EXIT ACCESS STAIRWAY
PER SECTION 1019.4 & 713.
2-HOUR INTERIOR
EXIT STAIRWAY PER
SECTION 1023
3B
1
A300
A202
D
A200
D
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
101
2
A315
1
A312
1
A316
2
A312
4
A312
A312
SIM.
SIM.
4
A313
3
A313
SIM.
1
A313
2
A313
4
A314
3'-0"
112A
3'-0"
107C
3'-0"
109A
4'-0"
107C
3'-0"
107C
3'-0
"102
3'-0"
107C
3'-0"
109B
UP
UP
06
05
04
03
02
01
10
09
08
07
3'-0"108
3'-0
"105
3'-0"
104
3'-0
"107A
3'-0"
107B
3'-0"
103
1 2
A
B
C
E
F
G
J
A
B
C
E
G
D
3 7 10 1514658
J
12 1311
FD
IN
CON
T
R
O
L
P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
4 9
1 2 3 156121349
3'-0"
112B
UP
060504030201 10090807 11 12
15161718 14 13
FD
A-401
7
1
A-304
2
A-402
3A 3A
3A
3A
1A
3B
3B
3A
3A 1A
1A
1A3A
3A
1A 1A
3A
3A
1A
1A
1A
3A
2A
2A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
3A
STAIR IS AN EXIT ACCESS STAIRWAY
PER SECTION 1019.4 & 713.
2-HOUR INTERIOR
EXIT STAIRWAY PER
SECTION 1023 E3
3B
A200
A
1
A300
2
A300
A200
B
A202
C
A202
D
A201
A
A201
B
A200
C
A200
D
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
101
2
A312 SIM.
2
A314SIM.
1
A314
3
A314
2
A315
1
A312
1
A316
2
A312
4
A312
3
A312
1
A312SIM.
1
A315
2
A315
3
A315
4
A315
3
A316
1
A313SIM.
4
A313
3
A313
SIM.
1
A313
2
A313
4
A314
3'-0"
112A
3'-0"
107C
3'-0"
109A
4'-0"
107C
3'-0"
107C
+6"
+6"
+6"
0' - 0"
+6"
0' - 0"
- 3'-6"
ELEVATOR PIT
5
A-503
3
A112
1
A112
+6"
+4"
2
A112
5
6
7
8
9
9
11 11 11 11
11 11
11
11
1111 11
11
1111 1111
11
11
11
11
11
11
11
11
11
11
12
13
14
16
16
16
16
16
16
16
16
16
16
16
17
17
18
18
21
22
22
22
22
28
27
26
23
24
INSTALLATION
SHAFT ABOVE
19 19
STAIR #1
112
4
PHONE
ROOM
114
Feb. 5, 2025 Item #1 96 of 118
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DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
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:
MAY 30/2024
6 7
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PROFESSIONAL
STAMP:
S
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A
TEOF CAL I F O RNIA
RAYMO N D
F
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XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
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10
09
08
07
DN
19
20
21
22
23
24
15
16
17
18
14
13
12
11
SECOND FLOOR
3'-0"
2200
3'-0
"2200
3'-0"
2200
UP
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
3'-0"
2200
UP
060504030201 10090807 11 12
15161718 14 13
1
A
B
C
E
F
G
J
A
B
C
E
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D
3 7 1514658
J
12 1349
1 2 3 156121349
10 11
DN
E3
2
DN
19
20
21
22
23
24
A200
A
1
A300
2
A300
2
A300
A200
B
A202
C
A202
D
1
A300
A201
A
A201
B
A200
C
A200
D
A312
1
A312
2
A312
3
A312
4
A313
1
A313
3
A314
1
A313
4
A312
2
A312
2
A312
2
A313
2
A314
4
13' - 0"
13' - 0"
13' - 0"
SECOND FLOOR PLANNOTED
FLOOR
ELECTRICAL
ROOM
LOBBY
AREA
SCALE : 1/8" = 1'-0"
AREA = 20,590 S.F.
INTERIOR PARTITION SCHEDULE
NON-RATED PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 22 GA. STEEL STUDS @ 16" O.C.1A
1B
2A
3A
3B
3C
NON-RATED PARTITION:
SIMILAR TO TYPE 1A EXCEPT GYPSUM BOARD ON THE
OUTSIDE ONLY. LOBBY SIDE ONLY
1-HOUR PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX.
STUDS TO BE CUT 3/4" LESS THAN ASSEMBLY HEIGHT
( DESIGN #: U465)
2-HOUR PARTITION:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD EACH SIDE OF
3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX. STUDS TO BE
CUT 3/4" LESS THAN ASSEMBLY HEIGHT. (DESIGN #: U411)
2-HOUR SHAFT:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL STUDS @ 24"
O.C. OVER TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE
SIDE AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION TO 4"
X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C. VERTICAL
RESTRAINED WALLS REQUIRE STUDS TO BE CUT 3/8" LESS THAN
FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
A507
26
A507
26 SIM.
A507
27
A507
28
A507
29
A507
25
3D
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL
STUDS @ 24" O.C. W/ AIR SPACE OVER 6" x 20 GA. OVER
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 4" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A507
25
2B
1-HOUR SHAFT:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A507
9
Room name
101
ROOM NAME
ROOM NUMBER
FLOOR CONTROL ASSEMBLY PER FIRE PROTECTION DWGS
RECESSED FIRE EXTINGUISHER CABINET PER DETAIL
FCA
G007
8F.E.
WALL MOUNTED ACCESS PANEL
PER A508
23A.P.
D.S. DOWN SPOUT
SURFACE MOUNTED FIRE EXTINGUISHER CABINET F.E.
A508
17
KEYNOTES
1 DUAL HEIGHT ADA ACCESSIBLE DRINKING FOUNTAIN. SEE DETAIL
10/G-004
2 FLOOR DRAIN, SEE PLUMBING DRAWINGS
3 KNOCK OUT PANEL FOR FUTURE STAIR. SEE STRUCTURAL DRAWINGS
FOR MORE INFO
4 WATER BOOSTER PUMP, SEE PLUMBING DRAWINGS
5 FUTURE CORRIDOR, N.I.C.
6 ENTRY CANOPY
7 ELECTRICAL EQUIPMENT. SEE ELECTRICAL DRAWINGS
8 MECHANICAL DUCT, SEE MECHANICAL DRAWINGS
9 FIRE RISER, SEE FIRE PROTECTION DRAWINGS
10 ROOF ACCESS LADDER, SEE DETAIL 10/A-506
11 FIRE SPRAYED STEEL COLUMN. SEE STRUCTURAL DRAWINGS.
12 NO CERAMIC TILE FINISH AT JANITOR CLOSET ROOM #116
13 ELEVATOR PIT LADDER, SEE EVELVATOR PIT PLAN 2/A-101
14 8" CONC. ELEVATOR PIT WALL
FLOOR PLAN LEGEND
15 STEEL BEAM PER STRUCTURAL PLANS AND CENTER SCREEN WALL
8/A-513
16 1/4" THK. LAMINATED FROSTED GLASS
17 RECESSED KNOX BOX, SEE EXTERIOR ELEVATION
18 TWO LAYERS OF 5/8" GYPSUM TO PROTECT STEEL POST
LINEAR FLOOR DRAINS19
REMOTE CHILLER ABOVE ACOUSTICAL CEILING20
JL INDUSTRIES COSMOPOLITAN STAINLESS STEEL 1.5" SQUARE
1836-F10 & MECURY 5lb EXTINGUISHER
22
SURFACE MOUNTED MECURY 5lb EXTINGUISHER23
MULLION MOUNTED PUSH BUTTON INSIDE LOBBY, FOR DOOR 10124
PUSH BUTTON BOLLARD OUTSIDE, FOR DOOR 10125
SHAFT WALL ENCLOSURE FOR VRF REFRIGERANT LINES PER DETAIL:
29/A-507
26
FIRE RISER PUMP, SEE DEFERRED SPRINKLER DRAWINGS27
LOCATION OF BUILDING DIRECTORY, SEE ELEVATIONS28
GENERAL NOTES
24"X84" AMBULANCE GURNEY SIZED ELEVATOR PER SECTION 3002.4A29
#
1. WHERE COLUMNS REQUIRE A FIRE-RESISTANCE RATING, THE ENTIRE COLUMN, INCLUDING ITS CONNECTIONS TO BEAMS OR GIRDERS,SHALL BE PROTECTED. WHERE THE
COLUMN EXTENDS THROUGH A CEILING, FIRE RESISTANCE OF THE COLUMN SHALL BE CONTINUOUS FROM THE TOP OF THE FLOOR THROUGH THE CEILING SPACE TO THE
TOP OF THE COLUMN. SECTION 704.2.
2. MEMBERS OF THE STRUCTURAL FRAME (OTHER THAN COLUMNS) SUPPORTING MORE THAN ONE FLOOR AND ROOF (OR MORE THAN 2 FLOORS), OR SUPPORTING A
LOAD-BEARING WALL, OR A NONLOAD-BEARING WALL MORE THAN 2 STORIES HIGH) MUST BE INDIVIDUALLY ENCASEMENT FIRE PROTECTED. (SECTION 704.3) DETAIL THE
REQUIRED PROTECTION ON THE PLANS.
3. STRUCTURAL MEMBERS SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1.
4. STEEL ELECTRICAL OUTLET BOXES AT FIRE BARRIER WALLS SHALL NOT EXCEED SIXTEEN SQUARE INCHES, SHALL NOT EXCEED 100 SQUARE INCHES PER 100 SQUARE
FEET OF WALL, AND SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF TWENTY-FOUR INCHES WHEN ON OPPOSITE SIDES OF A WALL. SECTION 714.4.2. MEMBERS
SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1
5. DUCTS PENETRATING FIRE BARRIERS AT OCCUPANCY SEPARATIONS MUST HAVE FIRE DAMPERS. SECTION 717.5.2:
A)IN CALIFORNIA, SECTION 717.5.2 WAS MODIFIED FOR GROUP I OCCUPANCY TO REQUIRE SMOKE DAMPERS IN ADDITION TO FIRE DAMPERS.
6. NOTE ON THE PLANS: "ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT.”
SECTION 1010.1.9. IN LIEU OF THE ABOVE, IN A GROUP B OCCUPANCY, YOU MAY NOTE ON THE PLANS "PROVIDE A SIGN ON OR NEAR THE EXIT DOOR, READING THIS DOOR TO
REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED." THIS SIGNAGE IS ONLY ALLOWED AT THE MAIN EXIT. SECTION 1010.1.9.4.
7. EACH DOOR IN A MEANS OF EGRESS FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE. SECTION
1010.1.10.
8. WHEN ADDITIONAL DOORS ARE PROVIDED FOR EGRESS PURPOSES, THEY ALSO SHALL CONFORM TO THE REQUIREMENTS OF SECTION 1010 (WIDTH, SWING, HARDWARE,
ETC.). SECTION 1010.1.
9. ALL DOORS WITHIN THE EXIT PATH TO A PUBLIC WAY FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH LATCHES OR LOCKS UNLESS THEY ARE
EQUIPPED WITH PANIC HARDWARE. SECTIONS 1010.1.10 AND 1010.2.
10. A TACTILE SIGN STATING “EXIT” AND COMPLYING WITH ICC A117.1 SHALL BE PROVIDED ADJACENT TO EACH DOOR TO AN EXIT STAIRWAY, AN EXIT PASSAGEWAY, AND THE EXIT
DISCHARGE. SEC. 1013.4.
11. SPECIFY ON THE PLANS THAT PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH SEC. 906
12. WHERE COLUMNS ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY ANY PROVISIONS OF THE CODE, THE ENTIRE COLUMN SHALL BE PROVIDED INDIVIDUAL ENCASEMENT
PROTECTION ON ALL SIDES FOR THE FULL COLUMN LENGTH. SECTION 704.2.
13. REFER TO SHEET G-003 FOR REQUIRED ACCESSIBLE CLEAR DIMENSIONS.
14. CONTRACTOR TO PROVIDE BACKING FOR WALL MOUNTED EQUIPMENT AND UTILITIES PER DETAIL 9 & 10 /A-508.
15. SOUND ATTENUATING BATT INSULATION TO BE INSTALLED IN ALL CORE PARTITIONS.
16. FOR ELECTRICAL PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 2/A-502.
17. FOR PLUMBING PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 3/A-502.
18. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOOR-CEILING, SHAFT AND ROOF-CEILING SHALL BE PROTECTED AS REQUIRED IN CBC SECTIONS 712, 713 & 714.
19. CONTRACTOR SHALL VERIFY ALL ROUGH OPENING REQUIREMENTS SUCH AS LOCKERS, RECESSED CABINETS, MAILBOXES & RECESSED FIXTURES PRIOR TO FRAMING.
20. MEANS OF EGRESS AT EACH STORY SHALL ALSO BE REVIEWED AND APPROVED WHEN TENANT IMPROVEMENTS ARE SUBMITTED FOR APPROVAL.
21. ALL DECK DRAINS SHALL BE 2" BELOW FLOOR FINISH.
22. SEE DECK EDGE PLANS FOR ADDITIONAL INFO.
23. PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 716.
24. ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OF EFFORT.
25. DUCTS AND AIR TRANSFER OPENINGS SHALL BE PROTECTED AS REQUIRED BY CBC SECTION 717.
A200
STAIR #1
SHAFT
SHAFT
SCALE : 1/8"=1'0"
FROM
ELEVATOR
EQUIPMENT
ROOM
108
FLOOR
ELECTRICAL
ROOM
203
LOBBY
AREA
201
HALLWAY
207 STAIR #3
209
STAIR #2
212
2
5 5
6
89
11 11 11 11
11 11
11
11
1111 11
11
1111 1111
11
11
11
11
11
11
11
11
11
11
11
16
16
16
16
16
16
16
16
16
16
16
17
18
18
21
22
22
22
22
28
27
FROM 1st FLOOR
TO UPPER FLOORS
AND ROOF
OPEN
TO
BELOW
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
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3
4
Feb. 5, 2025 Item #1 97 of 118
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DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
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MAY 30/2024
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PROFESSIONAL
STAMP:
S
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TEOF CAL I F O RNIA
RAYMO N D
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XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
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THIRD FLOOR
3'-0"
3300
3'-0
"3300
3'-0"
3300
DN
06
05
04
03
02
01
10
09
08
07
15
16
17
18
14
13
3'-0"3300
3'-0"
3300
DN
060504030201 090807
15161718 14 13
1
A
B
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G
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A
B
C
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3 7 10 1514658
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2
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19
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12 11 10
12
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E3
A200
A
1
A300
2
A300
2
A300
A200
B
A202
C
A202
D
1
A300
A201
A
A201
B
A200
C
A200
D
THIRD FLOOR PLANNOTED
SCALE : 1/8" = 1'-0"
AREA = 20,937 S.F.
INTERIOR PARTITION SCHEDULE
NON-RATED PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 22 GA. STEEL STUDS @ 16" O.C.1A
1B
2A
3A
3B
3C
NON-RATED PARTITION:
SIMILAR TO TYPE 1A EXCEPT GYPSUM BOARD ON THE
OUTSIDE ONLY. LOBBY SIDE ONLY
1-HOUR PARTITION:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD BOTH SIDES
OF 3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX.
STUDS TO BE CUT 3/4" LESS THAN ASSEMBLY HEIGHT
( DESIGN #: U465)
2-HOUR PARTITION:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD EACH SIDE OF
3-5/8" X 25 GA. STEEL STUDS @ 24" O.C. MAX. STUDS TO BE
CUT 3/4" LESS THAN ASSEMBLY HEIGHT. (DESIGN #: U411)
2-HOUR SHAFT:
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL STUDS @ 24"
O.C. OVER TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE
SIDE AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION TO 4"
X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C. VERTICAL
RESTRAINED WALLS REQUIRE STUDS TO BE CUT 3/8" LESS THAN
FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)
A-507
26
A-507
26 SIM.
A-507
27
A-507
28
A-507
29
A-507
25
3D
2-HOUR PARTITION:
ONE LAYER WOOD VENEER ON 3-5/8" X 22 GA. STEEL
STUDS @ 24" O.C. W/ AIR SPACE OVER 6" x 20 GA. OVER
TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 4" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A-507
25
2B
1-HOUR SHAFT:
ONE LAYER 5/8" TYPE "X" GYPSUM BOARD ON ONE SIDE
AND 1" GYPSUM LINER INSERTED IN H-SHAPED SECTION
TO 2-1/2" X 25 GA. C-H SHAPED STEEL STUDS @ 24" O.C.
VERTICAL RESTRAINED WALLS REQUIRE STUDS TO BE
CUT 3/8" LESS THAN FLOOR TO CEILING HEIGHT.
(DESIGN #: U415)A-507
9
Room name
101
ROOM NAME
ROOM NUMBER
FLOOR CONTROL ASSEMBLY PER FIRE PROTECTION DWGS
RECESSED FIRE EXTINGUISHER CABINET PER DETAIL
FCA
G-004
8F.E.
WALL MOUNTED ACCESS PANEL
PER A-508
23A.P.
D.S. DOWN SPOUT
SURFACE MOUNTED FIRE EXTINGUISHER CABINET F.E.
A-508
17
KEYNOTES
1 DUAL HEIGHT ADA ACCESSIBLE DRINKING FOUNTAIN. SEE DETAIL
10/G-004
2 FLOOR DRAIN, SEE PLUMBING DRAWINGS
3 KNOCK OUT PANEL FOR FUTURE STAIR. SEE STRUCTURAL DRAWINGS
FOR MORE INFO
4 WATER BOOSTER PUMP, SEE PLUMBING DRAWINGS
5 FUTURE CORRIDOR, N.I.C.
6 ENTRY CANOPY BELOW
7 ELECTRICAL EQUIPMENT. SEE ELECTRICAL DRAWINGS
8 MECHANICAL DUCT, SEE MECHANICAL DRAWINGS
9 FIRE RISER, SEE FIRE PROTECTION DRAWINGS
10 ROOF ACCESS LADDER, SEE DETAIL 10/A-506
11 FIRE SPRAYED STEEL COLUMN. SEE STRUCTURAL DRAWINGS.
12 NO CERAMIC TILE FINISH AT JANITOR CLOSET ROOM #116
13 ELEVATOR PIT LADDER, SEE EVELVATOR PIT PLAN 2/A-101
14 8" CONC. ELEVATOR PIT WALL
FLOOR PLAN LEGEND
15 STEEL BEAM PER STRUCTURAL PLANS AND CENTER SCREEN WALL
8/A-513
16 1/4" THK. LAMINATED FROSTED GLASS
17 RECESSED KNOX BOX, SEE EXTERIOR ELEVATION
18 TWO LAYERS OF 5/8" GYPSUM TO PROTECT STEEL POST
LINEAR FLOOR DRAINS19
REMOTE CHILLER ABOVE ACOUSTICAL CEILING20
JL INDUSTRIES COSMOPOLITAN STAINLESS STEEL 1.5" SQUARE
1836-F10 & MECURY 5lb EXTINGUISHER
22
SURFACE MOUNTED MECURY 5lb EXTINGUISHER23
MULLION MOUNTED PUSH BUTTON INSIDE LOBBY, FOR DOOR 10124
PUSH BUTTON BOLLARD OUTSIDE, FOR DOOR 10125
SHAFT WALL ENCLOSURE FOR VRF REFRIGERANT LINES PER DETAIL:
29/A-507
26
FIRE RISER PUMP, SEE DEFERRED SPRINKLER DRAWINGS27
LOCATION OF BUILDING DIRECTORY, SEE ELEVATIONS28
GENERAL NOTES
24"X84" AMBULANCE GURNEY SIZED ELEVATOR PER SECTION 3002.4A29
#
1. WHERE COLUMNS REQUIRE A FIRE-RESISTANCE RATING, THE ENTIRE COLUMN, INCLUDING ITS CONNECTIONS TO BEAMS OR GIRDERS,SHALL BE PROTECTED. WHERE THE
COLUMN EXTENDS THROUGH A CEILING, FIRE RESISTANCE OF THE COLUMN SHALL BE CONTINUOUS FROM THE TOP OF THE FLOOR THROUGH THE CEILING SPACE TO THE
TOP OF THE COLUMN. SECTION 704.2.
2. MEMBERS OF THE STRUCTURAL FRAME (OTHER THAN COLUMNS) SUPPORTING MORE THAN ONE FLOOR AND ROOF (OR MORE THAN 2 FLOORS), OR SUPPORTING A
LOAD-BEARING WALL, OR A NONLOAD-BEARING WALL MORE THAN 2 STORIES HIGH) MUST BE INDIVIDUALLY ENCASEMENT FIRE PROTECTED. (SECTION 704.3) DETAIL THE
REQUIRED PROTECTION ON THE PLANS.
3. STRUCTURAL MEMBERS SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1.
4. STEEL ELECTRICAL OUTLET BOXES AT FIRE BARRIER WALLS SHALL NOT EXCEED SIXTEEN SQUARE INCHES, SHALL NOT EXCEED 100 SQUARE INCHES PER 100 SQUARE
FEET OF WALL, AND SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF TWENTY-FOUR INCHES WHEN ON OPPOSITE SIDES OF A WALL. SECTION 714.4.2. MEMBERS
SUPPORTING A HORIZONTAL FIRE BARRIER MUST HAVE THE SAME FIRE-RESISTIVE RATING AS THE SEPARATION. SECTION 707.5.1
5. DUCTS PENETRATING FIRE BARRIERS AT OCCUPANCY SEPARATIONS MUST HAVE FIRE DAMPERS. SECTION 717.5.2:
A)IN CALIFORNIA, SECTION 717.5.2 WAS MODIFIED FOR GROUP I OCCUPANCY TO REQUIRE SMOKE DAMPERS IN ADDITION TO FIRE DAMPERS.
6. NOTE ON THE PLANS: "ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT.”
SECTION 1010.1.9. IN LIEU OF THE ABOVE, IN A GROUP B OCCUPANCY, YOU MAY NOTE ON THE PLANS "PROVIDE A SIGN ON OR NEAR THE EXIT DOOR, READING THIS DOOR TO
REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED." THIS SIGNAGE IS ONLY ALLOWED AT THE MAIN EXIT. SECTION 1010.1.9.4.
7. EACH DOOR IN A MEANS OF EGRESS FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE. SECTION
1010.1.10.
8. WHEN ADDITIONAL DOORS ARE PROVIDED FOR EGRESS PURPOSES, THEY ALSO SHALL CONFORM TO THE REQUIREMENTS OF SECTION 1010 (WIDTH, SWING, HARDWARE,
ETC.). SECTION 1010.1.
9. ALL DOORS WITHIN THE EXIT PATH TO A PUBLIC WAY FROM AN OCCUPANCY OF GROUP I-2.1 SHALL NOT BE PROVIDED WITH LATCHES OR LOCKS UNLESS THEY ARE
EQUIPPED WITH PANIC HARDWARE. SECTIONS 1010.1.10 AND 1010.2.
10. A TACTILE SIGN STATING “EXIT” AND COMPLYING WITH ICC A117.1 SHALL BE PROVIDED ADJACENT TO EACH DOOR TO AN EXIT STAIRWAY, AN EXIT PASSAGEWAY, AND THE EXIT
DISCHARGE. SEC. 1013.4.
11. SPECIFY ON THE PLANS THAT PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH SEC. 906
12. WHERE COLUMNS ARE REQUIRED TO BE FIRE-RESISTANCE RATED BY ANY PROVISIONS OF THE CODE, THE ENTIRE COLUMN SHALL BE PROVIDED INDIVIDUAL ENCASEMENT
PROTECTION ON ALL SIDES FOR THE FULL COLUMN LENGTH. SECTION 704.2.
13. REFER TO SHEET G-003 FOR REQUIRED ACCESSIBLE CLEAR DIMENSIONS.
14. CONTRACTOR TO PROVIDE BACKING FOR WALL MOUNTED EQUIPMENT AND UTILITIES PER DETAIL 9 & 10 /A-508.
15. SOUND ATTENUATING BATT INSULATION TO BE INSTALLED IN ALL CORE PARTITIONS.
16. FOR ELECTRICAL PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 2/A-502.
17. FOR PLUMBING PENETRATIONS AT FIRE RATED PARTITIONS SE DETAIL 3/A-502.
18. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOOR-CEILING, SHAFT AND ROOF-CEILING SHALL BE PROTECTED AS REQUIRED IN CBC SECTIONS 712, 713 & 714.
19. CONTRACTOR SHALL VERIFY ALL ROUGH OPENING REQUIREMENTS SUCH AS LOCKERS, RECESSED CABINETS, MAILBOXES & RECESSED FIXTURES PRIOR TO FRAMING.
20. MEANS OF EGRESS AT EACH STORY SHALL ALSO BE REVIEWED AND APPROVED WHEN TENANT IMPROVEMENTS ARE SUBMITTED FOR APPROVAL.
21. ALL DECK DRAINS SHALL BE 2" BELOW FLOOR FINISH.
22. SEE DECK EDGE PLANS FOR ADDITIONAL INFO.
23. PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 716.
24. ALL EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OF EFFORT.
25. DUCTS AND AIR TRANSFER OPENINGS SHALL BE PROTECTED AS REQUIRED BY CBC SECTION 717.
A300
STAIR #2
STAIR #3
SHAFT
SHAFT
SCALE : 1/8"=1'0"
STAIR #2
STAIR #3
FROM 1st and 2nd
FLOOR
FLOOR
ELECTRICAL
ROOM
303
STAIR #2
309
STAIR #3
312
2
5 5
6
89
11 11 11 11
11 11
11
11
1111 11
11
1111 1111
11
11
11
11
11
11
11
11
11
11
11
16
16
16
16
16
16
16
16
16
16
17
18
18
21
22
22
22
22
28
FROM 1st and 2nd
FLOOR to ROOF
11
SP
D
2
0
2
3
-
0
0
2
2
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P
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Feb. 5, 2025 Item #1 98 of 118
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DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
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S
:
MAY 30/2024
6 7
CA
R
L
S
B
A
D
M
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22
.
0
2
7
PROFESSIONAL
STAMP:
S
T
A
TEOF CAL I F O RNIA
RAYMO N D
F
O
XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
C
T
EUGEN
E
A400
RO
O
F
P
L
A
N
SCALE : 1/8" = 1'-0"
PROPOSEDROOF PLAN
ALL EQUIPMENT TO BE
LOCATED 10' FROM EDGE OF
THE ROOF.
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
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3
4
ROOF PLAN
1 2
A
B
C
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F
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C
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D
3 7 10 1514658
J
12 131149
1 2 3 156121349
69'-3"
32
'
-
0
"
R I D G E
R
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G
E
R
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G
E
50
'
-
3
1
/
8
"
1/4" to 12"SLOPE 1/4" to 12"SLOPE 1/4" to 12"SLOPE
1/4" to 12"
SLOPE
A200
A
1
A300X
2
A300
2
A300
A200
B
A202
C
A202
D
1
A300
1/4" to 12"
SLOPE
1/4" to 12"SLOPE
1/4" to 12"SLOPE 1/4" to 12"SLOPE 1/4" to 12"SLOPE
69'-3"
32
'
-
0
"
5'-0"
R I D G E R I D G E
1/8" to 12"SLOPE1/8" to 12"SLOPE
1/4" to 12"1/4" to 12"
1/8" to 12"SLOPE1/8" to 12"SLOPE 1/8" to 12"SLOPE1/8" to 12"SLOPE 1/8" to 12"SLOPE
1/8" to 12"
SLOPE
1/8" to 12"SLOPE
A201
A
A201
B
A200
C
A200
D
R
I
D
G
E
R
I
D
G
E
1/8" to 12"SLOPE 1/8" to 12"SLOPE 1/8" to 12"
SLOPE
1/8" to 12"
SLOPE 1/8" to 12"
SLOPER
I
D
G
E
1/8" to 12"SLOPE
1/8" to 12"SLOPE
A506
18
10'-0"
10
'
-
0
"
10
'
-
0
"
10'-0"
R.D. 41'-0"
48
'
-
7
1
/
4
"
27
'
-
6
1
/
2
"
R.F. 41'-1 1/4"R.F. 41'-1 1/4"
R.F. 41'-2 3/4"R.F. 41'-1 1/4"R.F. 41'-1 1/4"
R.F. 41'-3"
27
'
-
1
0
7
/
8
"
R.D. 41'-0"R.D. 41'-0"R.D. 41'-0"
R.F. 41'-6 3/4"
R.D. 41'-0"R.D. 41'-0"R.D. 41'-0"R.D. 41'-0"
R.F. 41'- 3/4"
R.F. 41'- 3/4"
R.F. 41'- 3/4"
R.F. 41'- 3/4"
R.F. 41'-3"
R.F. 41'-6 3/4"
R.F. 41'- 2 3/4"
R.F. 41'- 4 1/4"
R.F. 41'- 2 3/4"
R.F. 41'- 2 3/4"
R.F. 41'- 2 1/2"R.F. 41'- 3 1/4"
R.F. 41'- 3 3/4"
R.F. 41'- 8 1/4"
R.F. 41'- 9 1/8"
R.F. 41'- 8 1/4"
DOWN SPOUT
SUSPENDED DRAIN
PIPE BELOW
SEE PLUMBING DWGS.
DOWN SPOUT
DOWN SPOUT
DOWN SPOUT
SUSPENDED DRAIN
PIPE BELOW
SEE PLUMBING DWGS.
SUSPENDED DRAIN
PIPE BELOW
SEE PLUMBING DWGS.
SUSPENDED DRAIN
PIPE BELOW
SEE PLUMBING DWGS.
FUTURE AREA "B" FOR
SOLAR ENERGY PANELS:
MINIMUM 47.00 KW
"DEFERRED APPROVAL"
GENERAL NOTES
1.
2.
SEE DECK EDGE PLANS FOR ADDITIONAL INFORMATION.
PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 716 .36" x 36" ROOF HATCH
ROOF DRAIN AND OVERFLOW
ROOF PLAN LEGEND
F14 - ROOF MOUNTED ACCENT LIGHTING, SEE A-104 AND ELECL. SHEETS. F14
R.F.= INDICATES ROOFTOP FINISH HEIGHT(SINGLE PLY MEMBRANE - TPO)
KEYNOTES
1 AREA DESIGNATED FOR FUTURE SOLAR PV SYSTEMS, SEE STRUCTURAL
DRAWINGS FOR SUPPORT PREPARATIONS AND PHOTO VOLTAIC DESIGN
FOR MORE INFORMATION.
2 THERMALLY BROKEN ROOF HATCH DOOR. SEE DETAIL FOR MORE INFORMATION. SEE 5/A506
3 RUBBER WALKWAY PAD TO PROTECT TPO SINGLE-PLY MEMBRANE ROOF
SYSTEM FROM TRAFFIC WHILE SERVICING PV PANEL UNITS AND PROTECT
AGAINST SLIP/FALL. SEE 9/A506
4 BUILT-UP CRICKET TO DIVERT STANDING WATEXR IN NEEDED AREAS LIKE
WALLS, CURBS, AND DRAINS.
5 EXHAUST FAN, SEE MECHANICAL DRAWINGS
EXHAUST AIR DUCT DN. THRU ROOF6
7 EXTERIOR ACCENT LIGHT FOR GLASS TOWER, ADJUST IN FIELD FOR LIGHTING UP TOWER, SEE ELEC. SHEETS.
SCALE : 1/8"=1'0"
3. MAIN MECHANICAL EQUIPMENT ON GROUND LEVEL, SEE SITE PLAN AND MECHANICAL DRAWINGS FOR MORE INFORMATION.
11
#
2
3
4
4
4
4
4
4
4
7
7
8 PARAPET WITH EDGED METAL COPING CAP AND SUB PLATE. SEE DETAIL
8 8
8
8
8
8
8
8
8
T.O.P. 45'-0"
T.O.P. 45'-0"
T.O.P. 45'-0"
T.O. GLASSTOWER 52'-0"
FUTURE AREA "B" FOR
SOLAR ENERGY PANELS:
MINIMUM 47.00 KW
"DEFERRED APPROVAL"
T.O.P. 45'-0"
T.O.P. 45'-0"
T.O.P. 45'-0"
T.O. GLASSTOWER 52'-0"
T.O.P. 45'-0"
T.O.P. 45'-0"
8
9
9 9 9 9
9
99
9 ROOF OVERFLOW DRAIN. SEE 4/A506
Feb. 5, 2025 Item #1 99 of 118
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A
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:
DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
RE
V
I
S
I
O
N
S
:
MAY 30/2024
6 7
CA
R
L
S
B
A
D
M
O
B
22
.
0
2
7
PROFESSIONAL
STAMP:
S
T
A
TEOF CAL I F O RNIA
RAYMO N D
F
O
XNo. C24583
REN. 7-31-25
LICEN S E D ARCHIT
E
C
T
EUGEN
E
A500
EX
T
E
R
I
O
R
E
L
E
V
A
T
I
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N
S
15
'
-
0
"
13
'
-
0
"
42
'
-
0
"
13
'
-
0
"
45
'
-
0
"
1RST FLOOR (FINISH FLOOR)
2ND FLOOR (FINISH FLOOR)
3RD FLOOR (FINISH FLOOR)
ROOF LINE
PARAPET
TOP OF GLASS TOWER
7'-
0
"
52
'
-
0
"
14
'
-
6
"
3'-
0
"
1'-
0
"
ROOF RIDGE
(
M
A
X
I
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U
M
B
U
I
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D
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G
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I
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H
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)
35
'
-
0
"
(
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B
U
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123156121349
SCALE : AS NOTED
1
A
B
C
E
F
G
J
A
B
C
E
G
D
3 7 10 1514658
J
12 131149
1 2 3 156121349
2
E3
A-4017
1A-304
2A-402
46'-2
1
/
2
"
17'-
2
1
/
2
"
109'-11"106'-3"
35'
-
9
"
20'-
0
"
15'-
1
0
"
27'-6
"
14'-1 1/2"69'-7"26'-9"20'-0"81'-6"5'-0"
15'-
1
0
"
3'-3
"
13'
-
2
"
4'-9
1
/
2
"
2'-1 1/2"
5 1/2"
2'-5
"
7"
4"
33'-1
0
1
/
2
"
3'-0"
2'-7
"
3'-8"
1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
3'-8"1'-8
"
PROJECTION OF WALLS BELOW.ROOF HATCH DOOR OPENING. COORDINATE DIMENSIONS WITH MANUFACTURER SPECIFICATIONS.
OVERFLOW AND ROOF DRAIN PAN OPENING. COORDINATE DIMENSIONS WITH MANUFACTURER SPECIFICATIONS. (TYP.)
3'-4 1/2"3'-7 1/2"10'-1 1/2"
2'-6 1/2"
12'-3 1/2"
2'-6 1/2"
5'-0 1/2"
10 1/2"
5'-0 1/2"
10 1/2"
17'-9 1/2"
10 1/2"
11'-9 1/2"3'-7 1/2"
10 1/2"
3"
PROJECTION OF EDGE OF SLAB DECK BELOW.(TYP.)
3"
PROJECTION OF EDGE OF SLAB DECK BELOW.(TYP.)3"
PROJECTION OF EDGE OF SLAB, DECK BELOW.(TYP.)
2'-6 1/2"2'-6 1/2"
7'-7"
11'-11 1/2"
KEY PLAN
A
C
B D
15
'
-
0
"
13
'
-
0
"
42
'
-
0
"
13
'
-
0
"
45
'
-
0
"
1RST FLOOR (FINISH FLOOR)
2ND FLOOR (FINISH FLOOR)
3RD FLOOR (FINISH FLOOR)
ROOF LINE
PARAPET
TOP OF GLASS TOWER
7'
-
0
"
52
'
-
0
"
14
'
-
6
"
1'-
0
"
3'-
0
"ROOF RIDGE
(
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I
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U
M
B
U
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G
H
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I
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)
35
'
-
0
"
(
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A
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
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T
)
ABCEGDJ
15
'
-
0
"
13
'
-
0
"
42
'
-
0
"
13
'
-
0
"
45
'
-
0
"
1RST FLOOR (FINISH FLOOR)
2ND FLOOR (FINISH FLOOR)
3RD FLOOR (FINISH FLOOR)
ROOF LINE
PARAPET
TOP OF GLASS TOWER
7'-
0
"
52
'
-
0
"
14
'
-
6
"
1'
-
0
"
3'-
0
"ROOF RIDGE
(
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35
'
-
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"
(
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A B C E F G J
PROPOSEDEXTERIOR ELEVATIONA
SCALE : 3/32" = 1'-0"
PROPOSEDEXTERIOR ELEVATIONB
SCALE : 3/32" = 1'-0"
PROPOSEDEXTERIOR ELEVATIONC
SCALE : 3/32" = 1'-0"
PROPOSEDEXTERIOR ELEVATIOND
SCALE : 3/32" = 1'-0"
15
'
-
0
"
13
'
-
0
"
42
'
-
0
"
13
'
-
0
"
45
'
-
0
"
1RST FLOOR (FINISH FLOOR)
2ND FLOOR (FINISH FLOOR)
3RD FLOOR (FINISH FLOOR)
ROOF LINE
PARAPET
TOP OF GLASS TOWER
7'-
0
"
52
'
-
0
"
14
'
-
6
"
3'
-
0
"
1'-
0
"
ROOF RIDGE
(
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35
'
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"
(
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1 2 3 7 10 151465812131149
PROPOSED EMERGENCY GENERATORENCLOSURE EXTERIOR ELEVATIONS
SCALE : 3/32" = 1'-0"
PROPOSED TRASH/RECYCLE CONTAINERSENCLOSURE EXTERIOR ELEVATIONS
SCALE : 3/32" = 1'-0"
7'-
6
"
7'-
6
"
1 2 3 4
8
5
6
6'-
7
"
6'-
7
"
5 6 7 8
E F
COMPACT
AMBULATORY
CHARGING
ONLYVAN ACCESSIBLE
CHARGING
ONLYSTD ACCESSIBLE
CHARGINGONLY
E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./
C.A.E.V./C.A.
COMPACT
COMPACT
DERO BIKE DEPOT
DERO DUPLEX 14 BIKES
SECURED ENCLOSURE
DERO
FIX-IT
W/AIR
KIT"U" 9 BIKE
RACK
"U" 9 BIKE
RACK
CO
M
P
A
C
T
E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
BUILDING
ELECTRICAL
ROOM
FIRE RAISER/
FIRE PUMP
ROOM
FLOOR
ELECTRICAL
ROOM
E.V./C.A.
E.V./
C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
3'-0"
4'-0"
3'-0"3'-0"
4'-0"
3'-0"
3'-0"
UP
060504030201100908071112
151617181413
UP
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
UP
06
05
04
03
02
01
10
09
08
07
ELEV. 1
ELEV. 2
1100
3'-0"
3'-
0
"
3'-0
"
3'-0"
3'-0
"
3'-0"
3'-0
"
3'-0"1100
IN
CONT
R
O
L
P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
SITE PLAN FORPALOMAR AND AVIARAOFFICE PROJECT
CDP 2023-0034MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
WATER FLOW - GALLONS PER DAY
USETotal Area (AC)AVG. DAILY FLOWAVE. DAILY
SUBTOTALS
OFFICE1,500 gpd/Acre
TOTAL =
PEAK FLOW
26,535 gpd
26,535 gpd
6.1
WASTEWATER FLOW - GALLONS PER DAY
USEAREA (SF)
OFFICE200 PER 1,800 SF6,956 gpd
TOTAL =6,956 gpd
62,600
AVG. DAILY
FLOW (gpd)SUBTOTALS
9,150 gpd
Palomar Airport Land Use Compatibility Plan
Square Footage Parameters
Area of Property
Within Office
DesignationAirport Land
Use Plan
FAR - Office
Maximum
Square
Footage
Permitted -
Office
Office Space
Provided -
June 7, 2023Sq.Ft.Acres
Safety Zone 242,7460.98 0.35000000
14,961 14,721
Safety Zone 439,6760.91 0.64000000
25,393 3,058
Safety Zone 6114,9052.64No FAR Limit Local Zoning44,821
Totals197,3274.5362,600
“
”
“
”
2
1
4
3
36
"
12
"
ROOF LINE
PARAPET
ROOF RIDGE
SMOOTH FIBER GLASS
REINFORCERED STUCCO
EXTERIOR ELEVATIONMATERIALS LEGEND
TINTED GLASS
SPANDREL GLASS
CERAMIC TILE
ALPOLIC ALUMINUM
CLADDING SYSTEM
SMOOTH FIBER GLASS
REINFORCERED STUCCO
ROOF RIDGE
PROPOSED MECHANICAL EQUIPMENT ENCLOSURE(FINAL SIZE T.B.D.)
METAL DECORATIVE PANEL
SMOOTH FIBER GLASS
REINFORCERED STUCCO
SMOOTH FIBER GLASS
REINFORCERED STUCCO
PAINTED METAL DOORS
PAINTED METAL DOORS
COMPACT
AMBULATORYCHARGINGONLYVAN ACCESSIBLECHARGINGONLYSTD ACCESSIBLE
CHARGING
ONLY
E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.
E.V./
C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.
COMPACT
COMPACT
DERO BIKE DEPOT
DERO DUPLEX 14 BIKES
SECURED ENCLOSURE
DERO
FIX-IT
W/AIR
KIT"U" 9 BIKE
RACK
"U" 9 BIKE
RACK
CO
M
P
A
C
T
E.V./
C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./
C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
BUILDING
ELECTRICAL
ROOM
FIRE RAISER/
FIRE PUMP
ROOM
FLOOR
ELECTRICAL
ROOM
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
3'-0"
4'-0"
3'-0"3'-0"
4'-0"
3'-0"
3'-0"
UP
0605040302011009080711 12
1516171814 13
UP
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
UP
06
05
04
03
02
01
10
09
08
07
ELEV. 1
ELEV. 2
1100
3'-0"
3'-
0
"
3'-0
"
3'-0"
3'-0
"
3'-0"
3'-0
"
3'-0"1100
IN
CONT
R
O
L
P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
SITE PLAN FORPALOMAR AND AVIARAOFFICE PROJECT CDP 2023-0034MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
WATER FLOW - GALLONS PER DAY
USETotal Area (AC)AVG. DAILY FLOWAVE. DAILY
SUBTOTALS
OFFICE1,500 gpd/Acre
TOTAL =
PEAK FLOW
26,535 gpd
26,535 gpd
6.1
WASTEWATER FLOW - GALLONS PER DAY
USEAREA (SF)
OFFICE200 PER 1,800 SF6,956 gpd
TOTAL =6,956 gpd
62,600
AVG. DAILY
FLOW (gpd)SUBTOTALS
9,150 gpd
Palomar Airport Land Use Compatibility Plan
Square Footage Parameters
Area of Property
Within Office
DesignationAirport Land
Use Plan
FAR - Office
Maximum
Square
Footage
Permitted -
Office
Office Space
Provided -
June 7, 2023Sq.Ft.Acres
Safety Zone 242,7460.98 0.350
0
0
0
0
0
14,961
1
4
,
7
2
1
Safety Zone 439,6760.91 0.640
0
0
0
0
0
25,393
3
,
0
5
8
Safety Zone 6114,9052.64No FAR Limit Local Zoning 44,821
Totals197,3274.53 62,600
“”
“
”
7
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
0
3
4
Feb. 5, 2025 Item #1 100 of 118
PA
L
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(6
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:
DATE ISSUED :
SHEET NUMBER:
DRAWN BY :
1 2 3 4 5
S
T
A
T
EOF CAL I F O R NIA
RAY M OND
FO
X
No. C 24583REN. 07-31-23
LICE N S E D ARCHI
T
E
C
T
RE
V
I
S
I
O
N
S
:
PROFESSIONAL
STAMPS :
MARCH 20/2024
6 7
CA
R
L
S
B
A
D
M
O
B
22
.
0
2
7
A600
EX
T
E
R
I
O
R
R
E
N
D
E
R
I
N
G
S
SCALE : N/A
PROPOSEDEXTERIOR RENDERING
ROOF PLAN
1
1 2
A
B
C
E
F
G
H
I
J
A
B
C
F
G
I
D
3 4 5 8 10 157
3 4 5 8 10 1514769
J
12 13
12 1311
KEY PLAN
1
4
5 3
1 EXTERIOR VIEW
2
2 EXTERIOR VIEW 3 EXTERIOR VIEW
4 EXTERIOR VIEW
6
5 EXTERIOR VIEW 6 EXTERIOR VIEW
7
CORNER OF PALOMAR AIRPORT RD AND
AVIARA PARKWAY/COLLEGE
7 EXTERIOR VIEW
CORNER OF PALOMAR AIRPORT RD AND
AVIARA PARKWAY/COLLEGE
SP
D
2
0
2
3
-
0
0
2
2
/
C
D
P
2
0
2
3
-
0
0
3
4
Feb. 5, 2025 Item #1 101 of 118
COMPACT
AMBULATORYCHARGINGONLY
STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
DERO BIKE DEPOTDERO DUPLEX 14 BIKESSECURED ENCLOSURE
DEROFIX-ITW/AIRKIT
(5) "U" BIKE RACKS
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
POWERBOX(4) MICROMOBILITYPARKING STATIONS
(4
)
"
U
"
B
I
K
E
R
A
C
K
S
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
3'-0"
3'-0"
4'-0"
SITE PLAN FOR CDP 2023-0034
MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
WATER FLOW - GALLONS PER DAY
USE Total Area (AC)AVG. DAILY FLOW AVE. DAILY
SUBTOTALS
OFFICE 1,500 gpd/Acre
TOTAL =
PEAK FLOW
26,535 gpd
26,535 gpd
6.1
WASTEWATER FLOW - GALLONS PER DAY
USE AREA (SF)
OFFICE 200 PER 1,800 SF 6,956 gpd
TOTAL =6,956 gpd
62,600
AVG. DAILY
FLOW (gpd)SUBTOTALS
9,150 gpd
Palomar Airport Land Use Compatibility Plan
Square Footage Parameters
Area of Property
Within Office
Designation Airport Land
Use Plan
FAR - Office
Maximum
Square
Footage
Permitted -
Office
Office Space
Provided -
June 7, 2023Sq.Ft.Acres
Safety Zone 2 42,746 0.98 0.35000000
14,961 14,721
Safety Zone 4 39,676 0.91 0.64000000
25,393 3,058
Safety Zone 6 114,905 2.64 No FAR Limit Local Zoning 44,821
Totals 197,327 4.53 62,600
“
”
“
”
PALOMAR AND AVIARA OFFICE PROJECT
Feb. 5, 2025 Item #1 102 of 118
COMPACT
AMBULATORYCHARGINGONLY
STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
DERO BIKE DEPOTDERO DUPLEX 14 BIKESSECURED ENCLOSURE
DEROFIX-ITW/AIRKIT
(5) "U" BIKE RACKS
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
POWERBOX(4) MICROMOBILITYPARKING STATIONS
(4
)
"
U
"
B
I
K
E
R
A
C
K
S
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
3'-0"
3'-0"
4'-0"
PRELIMINARY GRADING PLAN FOR
PALOMAR AND AVIARA OFFICE PROJECT
CDP 2023-0034
MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
1
1
2
2
2
1
4
4
3
4
5
6
7
7
8
9
9
10
10
10
11
12
13
20
14
14
14
14
14
14
14
14
14
14
14
15
15
15
15
15
15
15
16
16
16
17
17
17
34
14
A
B
A
B
23
18
1818
23
19
19
19
19
19
PROPOSED IMPROVEMENT NOTES:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
21
21
22
22 22
3
3
3
3
EE
D
D
16
14
14
DISCHARGE TO BMP 3 - TYPICAL DETAIL 1
SCALE: 1"=4'
BMP
DISCHARGE TO BMP'S 1 & 2 - TYPICAL DETAL 2
SCALE: 1"=4'
23
24
2424
24
24
19
25
26
C
C
26
27
25
27 25
28 28 28
28
BMP
16
16
16
FF
22 15
29
29
29
30
303030
9
7
31
31
32
32
32
33
33
33
33
34
Feb. 5, 2025 Item #1 103 of 118
CDP 2023-0034
MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
TYPICAL STREET SECTION-LAUREL TREE LANETYPICAL STREET SECTION-AVIARA PARKWAY
TYPICAL STREET SECTION-PALOMAR AIRPORT ROAD
SECTION "A-A"
SECTION "B-B"
SECTION "E-E"SECTION "D-D"SECTION "C-C"
TYPICAL BIO-FILTRATION BASIN DETAIL
PVC CAP / ORIFICE DETAIL
PRECAST DRAIN INLET - BIO-FILTRATION OUTLET STRUCTURE
LINER ATTACHEMENT DETAIL
TYPICAL BIO-FILTRATION BASIN DETAIL
SUMMARY OF DEVELOPED TRIPLE PURPOSE BMPs
SECTION "F-F"
StormTek™ ST3/ST3G Installation: Connector Pipe Screen Filter
Deflector Plate only
with ST3G Model
Catch Basin Sump
Stainless Steel Frame
(2" flat bars, 3/16" thick)
mounted to wallStormTek™ ST3/ST3G
Device fastens on pinsOutflow Pipe
Structural Support Bars
(Bypass)
Stainless Steel
1" flat bars
1/8" thickness Heavy-Gage Sheet Metal Screen
S-304 Stainless Steel
5mm openingsa) StormTek™ ST3/ST3G
b) StormTek™ is installed in front of the
outflow pipe is supported by the frame
mounted on the existing catch basin wall
c) This device is designed to capture
trash, sediment and debris from entering
the storm water system.
TRASH CAPTURE BMP DETAIL
Feb. 5, 2025 Item #1 104 of 118
COMPACT
AMBULATORYCHARGINGONLY
STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
DERO BIKE DEPOTDERO DUPLEX 14 BIKESSECURED ENCLOSURE
DEROFIX-ITW/AIRKIT
(5) "U" BIKE RACKS
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
POWERBOX(4) MICROMOBILITYPARKING STATIONS
(4
)
"
U
"
B
I
K
E
R
A
C
K
S
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
3'-0"
3'-0"
4'-0"
PRELIMINARY GRADING PLAN FOR CDP 2023-0034
MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
PALOMAR AND AVIARA OFFICE PROJECT
Feb. 5, 2025 Item #1 105 of 118
CONSTRAINTS MAP FOR CDP 2023-0034
MINOR SDP 2023-0022
HOWES WEILER LANDY
PLANNING & ENGINEERING
Tel. 760.929.2288 Fax. 760.929.2287
2888 LOKER AVENUE EAST SUITE 217
CARLSBAD, CA 92010
PALOMAR AND AVIARA OFFICE PROJECT
“
”
“
”
Feb. 5, 2025 Item #1 106 of 118
CERCIDIUM 'DESERT MUSEUM'
QUERCUS AGRIFOLIA
TREES
WASHINGTONIA FILIFERA
RHUS LANCEA
BID ALTERNATE:
SYAGRUS (ARECASTRUM) ROMANZOFFIANUM
LAURUS NOBILIS 'SARATOGA'
PINUS CANARIENSIS
CASSIA LEPTOPHYLLA
MAGNOLIA GRANDIFLORA 'LITTLE GEM'
DRACAENA DRACO
PLATANUS X ACERIFOLIA 'COLUMBIA'
COMPACT
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
DERO BIKE DEPOTDERO DUPLEX 14 BIKESSECURED ENCLOSURE
DEROFIX-ITW/AIRKIT
POWERBOX
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
(5) "U" BIKE RACKS
(4) MICROMOBILITYPARKING STATIONS
(4)
"
U
"
B
I
K
E
R
A
C
K
S
PAS
S
E
N
G
E
R
"
D
R
O
P
-
O
F
F
"
Z
O
N
E
PROVIDE SIGNPASSENGER"DROP-OFF"ZONE
PROVIDE SIGNPASSENGER"DROP-OFF"ZONE PAS
S
E
N
G
E
R
"
D
R
O
P
-
O
F
F
"
Z
O
N
E
3'-0"102
3'-0"
107C
3'-0"109B
UP
UP
060504
03
0201
10
09
08
07
ELEV. 1
ELEV. 2
3'-0"108
3'-0"105
3'-0"104
3'-0"
107A
3'-0"
107B
3'-0"103
IN
CONTROL P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 1009080711 12
1516171814 13 060504
030201
10
09
0807
1112
1516
17
18
1413
101
3'-0"105
3'-0"105
3'-0"105
4'-0"
105
3'-0"105
T
R
TR
PALOMAR AIRPORT ROAD
LICENS E D L ANDSCAPEA
R
C
H
I
T
ECT
S
T
A
T
EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
LANDSCAPE CERTIFICATION
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S
LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE
WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN
SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER.
SIGNATURE DATE
09-17-2024
PLANT SCHEDULE - ABBREVIATED
(SEE SHEET L.4 FOR FULL SCHEDULE)
SITE FURNISHINGS
EXPOSITION ADA TABLE
BY ANOVA SITE FURNISHINGS OR EQUAL
CONTOUR BENCH
BY ANOVA SITE FURNISHINGS OR EQUAL
CITY OF CARLSBAD LANDSCAPE NOTES:
1.ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY
FROM ALL STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.
2.THE CITY OF CARLSBAD LANDSCAPE MANUAL REQUIRES THAT 50% OF THE SHRUBS (EXCEPT ON
SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5-GALLON SIZE.
3.ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO
SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING.
4.STREET TREES SHALL BE LOCATED:
A.A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE.
B.IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES.
C.OUTSIDE OF SIGHT DISTANCE AREAS.
D.WITHIN THE STREET RIGHT-OF-WAY.
PLANTING CALCULATIONS
PARKING LOT LANDSCAPE REQUIREMENTS:
LANDSCAPE AREA 55,954 S.F.
PARKING LOT AREA:105,361 S.F.
PARKING LOT LANDSCAPE: 13,174 S.F.
PERCENTAGE OF LANDSCAPED PARKING LOT:12.50%
(EXCEEDS REQUIREMENT) (MINIMUM 10% REQUIRED)
PARKING LOT TREE REQUIREMENTS:
PARKING STALLS PROPOSED:316 TOTAL
TREES REQUIRED (1 PER 4 SPACES):79 REQUIRED
PARKING LOT TREES PROVIDED:126 TOTAL
(REQUIREMENT MET)
LANDSCAPE MAINTENANCE ENTITY:
THE LANDSCAPE WILL BE PRIVATE MAINTAINED BY THE PROPERTY OWNER.
AV
I
A
R
A
P
A
R
K
W
A
Y
LA
U
R
E
L
TR
E
E
L
A
N
E
ADJACENT UNDISTURBED
NATIVE VEGETATION
OUTDOOR EATING AREA B
1,330.76 S.F.
OUTDOOR EATING AREA A
1,372.58 S.F.
ADJACENT
COMMERCIAL
PROPOSED MEDICAL
OFFICE BUILDING
DECORATIVE PAVING, TYP.
VEHICULAR SIGHT LINES.
NO LANDSCAPE ELEMENTS
OVER 30" HT. PERMITTED.
CORNER VEHICULAR SIGHT
LINE. NO LANDSCAPE
ELEMENTS OVER 30" HT.
PERMITTED.
8' MIN. BUFFER
EXISTING D.G. TRAIL TO BE
PROTECTED-IN-PLACE
LINED WATER QUALITY BASIN
BMP #1 PER CIVIL ENGINEER
LINED WATER QUALITY BASIN
BMP #3 PER CIVIL ENGINEER, TYP.
STREET TREES SHALL BE
LOCATED MIN. 7' FROM
SEWER LINE.
7'
LINED WATER QUALITY BASIN
BMP #2 PER CIVIL ENGINEER
GENERATOR ENCLOSURE
PER OTHERS
MECHANICAL EQUIPMENT
ENCLOSURE PER
OTHERS
TRASH ENCLOSURE
PER OTHERS
NEW TRAILHEAD SIGNAGE
5'
M
I
N
.
SC
R
E
E
N
Feb. 5, 2025 Item #1 107 of 118
COMPACT
AMBULATORYCHARGINGONLY VAN ACCESSIBLE
CHARGINGONLY STD ACCESSIBLECHARGINGONLY
COMPACT
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
3'-0"
102
3'-0"
107C
3'-0"
109B
UP
UP
06
05
04
03
02
01
10
09
08
07
ELEV. 1
ELEV. 2
3'-0"108
3'-0"105
3'-0"104
3'-0"
107A
3'-0"
107B
3'-0"103
IN
CONTR
O
L
P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 10090807 11 12
15161718 14 13
06
05
04
03
02
01
10
09
08
07
11
12
15
16
17
18
14
13
101
3'-0"
105
3'-0"
105
3'-0"
105
4'-0"
105
3'-0"
105
T
R
TR
CERCIDIUM 'DESERT MUSEUM'
QUERCUS AGRIFOLIA
TREES
WASHINGTONIA FILIFERA
RHUS LANCEA
BID ALTERNATE:
SYAGRUS (ARECASTRUM) ROMANZOFFIANUM
LAURUS NOBILIS 'SARATOGA'
PINUS CANARIENSIS
CASSIA LEPTOPHYLLA
MAGNOLIA GRANDIFLORA 'LITTLE GEM'
DRACAENA DRACO
PLATANUS X ACERIFOLIA 'COLUMBIA'
SHRUBS
AGAVE 'BLUE FLAME'
ALOE STRIATA 'HYBRID'
BACCHARIS PILULARIS 'PIEGON POINT'
CAREX DIVULSA
DIANELLA REVOLUTA 'LITTLE REV'
ENCELIA CALIFORNICA
HETEROMELES ARBUTIFOLIA
JUNCUS PATENS
LEYMUS CONDENSATUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
RHUS INTEGRIFOLIA
SALVIA MELLIFERA
SALVIA CLEVELANDII 'POZO BLUE'
CHONDROPETALUM TECTORUM DWARF CAPE RUSH 363
MUHLENBERGIA DUBIA
CAREX PRAEGRACILIS
SENECIO SERPENS
GROUNDCOVERS
IVA HAYESIANA
SALVIA APIANA
JUNCUS MEXICANUS
CARISSA MACROCARPA 'TUTTLE'
CRASSULA ARBORESCENS
AGAVE ATTENUATA 'BOUTIN BLUE'
SANSEVIERIA TRIFASCIATA
DIANELLA TASMANICA 'VARIEGATA'
VINES
FICUS PUMILA
LICENS E D L ANDSCAPEA
R
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
PLANT SCHEDULE - ABBREVIATED
(SEE SHEET L.4 FOR FULL SCHEDULE)
MATCHLINE - SEE SHEET L.3
GENERATOR ENCLOSURE
SCREENED WITH VINES
MECHANICAL EQUIPMENT
ENCLOSURE SCREENED WITH FINES
PALOMAR AIRPORT ROAD
AV
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K
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A
Y
Feb. 5, 2025 Item #1 108 of 118
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.
COMPACT
COMPACT
CO
M
P
A
C
T
E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./
C.A.E.V./C.A.E.V./C.A.
CO
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CO
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P
A
C
T
CO
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A
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E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
PA
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UP
06
05
04
03
02
01
10
09
08
07
ELEV. 1
ELEV. 2
101
R
TR
CERCIDIUM 'DESERT MUSEUM'
QUERCUS AGRIFOLIA
TREES
WASHINGTONIA FILIFERA
RHUS LANCEA
BID ALTERNATE:
SYAGRUS (ARECASTRUM) ROMANZOFFIANUM
LAURUS NOBILIS 'SARATOGA'
PINUS CANARIENSIS
CASSIA LEPTOPHYLLA
MAGNOLIA GRANDIFLORA 'LITTLE GEM'
DRACAENA DRACO
PLATANUS X ACERIFOLIA 'COLUMBIA'
SHRUBS
AGAVE 'BLUE FLAME'
ALOE STRIATA 'HYBRID'
BACCHARIS PILULARIS 'PIEGON POINT'
CAREX DIVULSA
DIANELLA REVOLUTA 'LITTLE REV'
ENCELIA CALIFORNICA
HETEROMELES ARBUTIFOLIA
JUNCUS PATENS
LEYMUS CONDENSATUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
RHUS INTEGRIFOLIA
SALVIA MELLIFERA
SALVIA CLEVELANDII 'POZO BLUE'
CHONDROPETALUM TECTORUM DWARF CAPE RUSH 363
MUHLENBERGIA DUBIA
CAREX PRAEGRACILIS
SENECIO SERPENS
GROUNDCOVERS
IVA HAYESIANA
SALVIA APIANA
JUNCUS MEXICANUS
CARISSA MACROCARPA 'TUTTLE'
CRASSULA ARBORESCENS
AGAVE ATTENUATA 'BOUTIN BLUE'
SANSEVIERIA TRIFASCIATA
DIANELLA TASMANICA 'VARIEGATA'
VINES
FICUS PUMILA
LICENS E D L ANDSCAPEA
R
C
H
I
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ECT
S
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A
T
EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
PLANT SCHEDULE - ABBREVIATED
(SEE SHEET L.4 FOR FULL SCHEDULE)
MATCHLINE - SEE SHEET L.2
TRASH ENCLOSURE
SCREENED WITH VINESAV
I
A
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A
P
A
R
K
W
A
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LA
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ADJACENT UNDISTURBED
NATIVE VEGETATION
Feb. 5, 2025 Item #1 109 of 118
PLANT SCHEDULE
SCIENTIFIC NAME COMMON NAME QUANTITY SIZE SPACING REMARKS WATER USE
(WUCOLS-Z3)
CERCIDIUM 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE 49 24" BOX PER PLAN V LOW
QUERCUS AGRIFOLIA COAST LIVE OAK 29 24" BOX. PER PLAN MULTI-TRUNK V LOW
TREES
WASHINGTONIA FILIFERA CALIFORNIA FAN PALM 13 15' B.T.H. PER PLAN SKINNED MED
RHUS LANCEA AFRICAN SUMAC 40 24" BOX PER PLAN LOW
BID ALTERNATE:
SYAGRUS (ARECASTRUM) ROMANZOFFIANUM QUEEN PALM 10' B.T.H. PER PLAN SINGLE TRUNK, FULL CANOPY MED
LAURUS NOBILIS 'SARATOGA'SWEET BAY 15 24" BOX PER PLAN SINGLE TRUNK, FULL CANOPY LOW
PINUS CANARIENSIS CANARY ISLAND PINE 4 24" BOX PER PLAN V LOW
CASSIA LEPTOPHYLLA GOLD MEDALLION TREE 14 24" BOX PER PLAN MULTI-TRUNK MED
MAGNOLIA GRANDIFLORA 'LITTLE GEM'LITTLE GEM MAGNOLIA 10 24" BOX PER PLAN SINGLE TRUNK MED
DRACAENA DRACO DRAGON TREE 1 36" BOX PER PLAN SPECIMEN V LOW
PLATANUS X ACERIFOLIA 'COLUMBIA'LONDON PLANE TREE 3 24" BOX PER PLAN MULTI-TRUNK MED
SHRUBS
AGAVE 'BLUE FLAME' BLUE FLAME AGAVE 64 15 GAL. 48" O.C. LOW
ALOE STRIATA 'HYBRID'CORAL ALOE HYBRID SPECIES 379 5 GAL. 36" O.C. LOW 1'-2' 2'-3'
BACCHARIS PILULARIS 'PIEGON POINT' DWARF COYOTE BRUSH 562 1 GAL. 48" O.C. LOW 8"-24" 6'
CAREX DIVULSA BERKELEY SEDGE 481 1 GAL. 18" O.C. LOW 18" 2'
DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILY 125 5 GAL. 36" O.C. LOW 1'-2' 2'-3'
ENCELIA CALIFORNICA CALIFORNIA ENCELIA 246 1 GAL. 48" O.C. V LOW 3' 4'
HETEROMELES ARBUTIFOLIA TOYON, CHRISTMAS BERRY 118 5 GAL. PER PLAN V LOW 6'-10' 6'-10'
JUNCUS PATENS CALIFORNIA GRAY RUSH 491 1 GAL. 24" O.C. LOW 2' 2'
LEYMUS CONDENSATUS 'CANYON PRINCE' BLUE LYME GRASS 203 1 GAL. 36" O.C. LOW 2'-3' 2'-3'
MUHLENBERGIA RIGENS DEER GRASS 358 1 GAL. 48" O.C. LOW 4' 4'
RHUS INTEGRIFOLIA LEMONADE BERRY 34 1 GAL. PER PLAN V LOW 3'-10' 3'-10'
SALVIA MELLIFERA BLACK SAGE 124 1 GAL. 48" O.C. V LOW 3'-6' 3'-5'
SALVIA CLEVELANDII 'POZO BLUE' CLEVELAND SAGE 45 1 GAL. 60" O.C. V LOW 3'-5' 5'-8'
CHONDROPETALUM TECTORUM DWARF CAPE RUSH 363 5 GAL. 36" O.C. LOW 2'-3' 3'-4'
MUHLENBERGIA DUBIA PINE MUHLY 620 1 GAL. 36" O.C. LOW
CAREX PRAEGRACILIS CLUSTERED FIELD SEDGE 2,101 2" PLUGS 18" O.C.MED
SENECIO SERPENS BLUE CHALK STICKS 1,721 1 GAL. 12" O.C.LOW
GROUNDCOVERS
IVA HAYESIANA SAN DIEGO POVERTYWEED 52 1 GAL. 72" O.C. LOW
SALVIA APIANA WHITE SAGE 158 1 GAL. 48" O.C. V LOW 3' 3'
JUNCUS MEXICANUS RUSH 159 1 GAL. 36" O.C. MED 2' 2'
CARISSA MACROCARPA 'TUTTLE'DWARF NATAL PLUM 476 1 GAL. 36" O.C. LOW 8' 5'
CRASSULA ARBORESCENS SILVER DOLLAR 24 5 GAL. PER PLAN LOW 4' 4'
AGAVE ATTENUATA 'BOUTIN BLUE' BOUTIN BLUE AGAVE 101 15 GAL. 48" O.C. LOW 5'
SANSEVIERIA TRIFASCIATA MOTHER-N-LAW'S TONGUE 18 5 GAL. 24" O.C. LOW 4' 2'
DIANELLA TASMANICA 'VARIEGATA' VARIEGATED FLAX LILY 166 5 GAL. 36" O.C. LOW 1'-2' 2'-3'
VINES
FICUS PUMILA CREEPING FIG 26 5 GAL. PER PLAN ATTACH TO STRUCTURE MED
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE
TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS:
A. STANDARD 1 – COVER CROP/AND EROSION CONTROL MATTING:
COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST
COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY
APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE SUFFICIENT TO
PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. THE TYPE OF EROSION CONTROL MATTING SHALL
BE AS APPROVED BY THE CITY AND AFFIXED TO THE SLOPE AS RECOMMENDED BY THE
MANUFACTURER.
ON SLOPES 3 FEET OR LESS IN VERTICAL HEIGHT WHERE ADJACENT TO PUBLIC WALKS OR STREETS:
WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15, EROSION CONTROL MATTING SHALL BE
REQUIRED. DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR EROSION CONTROL
MATTING MAY BE USED. ON SLOPES GREATER THAN 3 FEET IN HEIGHT, EROSION CONTROL MATTING
SHALL BE REQUIRED, AND A COVER CROP SHALL NOT BE USED, UNLESS OTHERWISE APPROVED BY
THE CITY.
B. STANDARD #2 – GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO
HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED
MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
C. STANDARD #3 – LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1-GALLON CONTAINERS) SHALL
COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
D. STANDARD #4 – TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1-GALLON CONTAINERS)
SHALL BE INSTALLED AT A MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET.
SLOPES – 6:1 OR STEEPER AND:
A. 3’ OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT A
MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING).
B. 3’ TO 8’ IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE
INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.
C. IN EXCESS OF 8’ IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL
BE INSTALLED IN LIEU OF A COVER CROP), #2, #3, AND #4.
AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WITH TEMPORARY
IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:
A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF
ROUGH GRADING.
B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS
THAT WARRANT
IMMEDIATE TREATMENT.
CITY OF CARLSBAD EROSION CONTROL NOTES:PLANTING NOTES
1.ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE DESIGN GUIDELINES
AND THE DEVELOPMENT STANDARDS OF THE CITY OF CARLSBAD, AND ALL OTHER
LANDSCAPE RELATED CITY AND REGIONAL STANDARDS.
2. TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER PEDESTRIAN
WALKWAYS ARE 7 FEET ABOVE THE WALKWAY GRADE AND SO THAT ALL
BRANCHES OVER VEHICULAR TRAVEL WAYS ARE 14 FEET ABOVE THE GRADE OF
THE TRAVEL WAY.
3. ROOT BARRIER SHALL BE INSTALLED FOR ALL TREES WITHIN 6' OF HARDSCAPE.
4.ALL PLANTING AREAS SHALL RECEIVE A 3" ORGANIC COMPOSTED MULCH -
"EVERBLOOM MULCH" BY AGRI-SERVICE, INC. (FOR ALL PLANTING AREAS / UNLESS
OTHERWISE NOTED ON PLANS)
MINIMUM TREE SEPARATION DISTANCE
IMPROVEMENT DISTANCE
TRAFFIC SIGNAL, STOP SIGN 20 FEET
UNDERGROUND UTILITY LINES (EXCEPT SEWER) 5 FEET
SEWER LINES 10 FEET
ABOVE GROUND UTILITY STRUCTURES 10 FEET
(TRANSFORMERS, HYDRANTS, UTILITY POLES, ETC.)
DRIVEWAYS 10 FEET
INTERSECTIONS (INTERSECTING CURB 25 FEET
LINES OF TWO STREETS)
Feb. 5, 2025 Item #1 110 of 118
COMPACT
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
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A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
PAS
S
E
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E
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PAS
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3'-0"102
3'-0"
107C
3'-0"109B
UP
UP
060504
03
0201
10
09
08
07
ELEV. 1
ELEV. 2
3'-0"108
3'-0"105
3'-0"104
3'-0"
107A
3'-0"
107B
3'-0"103
IN
CONTROL P
A
N
E
L
C
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E
A
R
A
N
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E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 1009080711 12
1516171814 13 060504
030201
10
09
0807
1112
1516
17
18
1413
101
3'-0"105
3'-0"105
3'-0"105
4'-0"
105
3'-0"105
T
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PALOMAR AIRPORT ROAD
AV
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K
W
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LA
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ADJACENT UNDISTURBED
NATIVE VEGETATION
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
ADJACENT
COMMERCIAL
PROPOSED MEDICAL
OFFICE BUILDING
FUEL MODIFICATION LEGEND
ZONE C-1 60' WIDTH
ZONE C-2 20' WIDTH NOT APPLICABLE
ZONE C-3 20' WIDTH NOT APPLICABLE
7'
FUEL MODIFICATION NOTES
NOTE: FOR THIS PROJECT, ALL 60' WILL BE CATEGORY C-1 WITHIN THE PARKING LOT
ZONE C-1
·MEASURED HORIZONTALLY 20 FEET OUTWARD FROM THE OUTLYING EDGE OF THE
FENCE LINE.
·PLANTED WITH GROUND COVER OR LOW GROWING SHRUB SPECIES (LESS THAN
THREE (3) FEET IN HEIGHT) KNOWN TO HAVE FIRE RESISTIVE QUALITIES.
·TREES ARE ALLOWED.
·IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
ZONE C-2
·MEASURED HORIZONTALLY 20 FEET OUTWARD FROM THE OUTLYING EDGE OF
ZONE C-1. THIS CONDITION MAY EXIST IN EITHER A MANUFACTURED SLOPE OR A
NATIVE SLOPE.
·ZONE STANDARDS ARE AS FOLLOWS:
FOR MANUFACTURED SLOPES REFER TO CONDITION A - ZONE A-2.
FOR NATURAL SLOPES WITH NATIVE OR HAZARDOUS VEGETATION REFER TO
CONDITION B - ZONE B-2.
·IF THE CONFIGURATION IS CONDITION A (AN IRRIGATED MANUFACTURED SLOPE)
THEN TREES ARE ALLOWED PROVIDED THAT, AT MATURITY, A 20 FOOT SPACING
CAN BE PROVIDED BETWEEN THE TREE CANOPIES.
ZONE C-3
·MEASURED HORIZONTALLY 20 FEET OUTWARD FROM THE OUTLYING EDGE OF
ZONE C-2. THIS CONDITION MAY EXIST IN EITHER A MANUFACTURED SLOPE OR A
NATIVE SLOPE, AND EXTEND HORIZONTALLY TO A POINT AT LEAST 60 FEET FROM
THE FENCE LINE.
·ZONE STANDARDS ARE AS FOLLOWS:
FOR MANUFACTURED SLOPES REFER TO CONDITION A - ZONE A-3.
FOR NATIVE SLOPES REFER TO CONDITION B - ZONE B-3.
·IF THE CONFIGURATION IS CONDITION A (AN IRRIGATED MANUFACTURED SLOPE)
THEN TREES ARE ALLOWED PROVIDED THAT, AT MATURITY, A 20 FOOT SPACING
CAN BE PROVIDED BETWEEN THE TREE CANOPIES.
FUEL MODIFICATION MEMO
THE PROJECT IS IN AN AREA IDENTIFIED TO BE BOUNDED BY HAZARDOUS VEGETATION
PER CITY OF CARLSBAD FIRE INSPECTOR
FUEL MODIFICATION ZONE DIAGRAM
NOTE: FOR THIS PROJECT, ALL 60' WILL BE
CATEGORY C-1 WITHIN THE PARKING LOT
CURB
NOT APPLICABLENOT APPLICABLE
Feb. 5, 2025 Item #1 111 of 118
COMPACT
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
PAS
S
E
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G
E
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D
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F
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Z
O
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PAS
S
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G
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"
D
R
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P
-
O
F
F
"
Z
O
N
E
3'-0"102
3'-0"
107C
3'-0"109B
UP
UP
060504
03
0201
10
09
08
07
ELEV. 1
ELEV. 2
3'-0"108
3'-0"105
3'-0"104
3'-0"
107A
3'-0"
107B
3'-0"103
IN
CONTROL P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 1009080711 12
1516171814 13 060504
030201
10
09
0807
1112
1516
17
18
1413
101
3'-0"105
3'-0"105
3'-0"105
4'-0"
105
3'-0"105
T
R
TR
TREE SHADE CALCULATIONS
TREE SHADE REQUIREMENTS:
PARKING LOT AREA:50,460 S.F.
PARKING LOT TREE SHADE: 27,051 S.F.
(50% SHADE REQUIRED)53.6% SHADE PROVIDED
LANDSCAPE AREA:55,769 S.F.
LANDSCAPE AREA TREE SHADE: 35,160 S.F.
(20% SHADE REQUIRED)63.04% SHADE PROVIDED
HARDSCAPE AREA:105,384 S.F.
HARDSCAPE AREA TREE SHADE:39,969 S.F.
(20% SHADE REQUIRED)37.93% SHADE PROVIDED
TREE CANOPY AT 15 YEARS GROWTH
PALOMAR AIRPORT ROAD
AV
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LA
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ADJACENT UNDISTURBED
NATIVE VEGETATION
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
ADJACENT
COMMERCIAL
PROPOSED MEDICAL
OFFICE BUILDING
Feb. 5, 2025 Item #1 112 of 118
COMPACT
AMBULATORYCHARGINGONLY VAN ACCESSIBLECHARGINGONLY STD ACCESSIBLECHARGINGONLY
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
COMPACT
COMPACT
CO
M
P
A
C
T
E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.E.V./C.A.
CO
M
P
A
C
T
CO
M
P
A
C
T
CO
M
P
A
C
T
E.V./C.A.
E.V./C.A.
E.V./C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
C.A.
PAS
S
E
N
G
E
R
"
D
R
O
P
-
O
F
F
"
Z
O
N
E
PAS
S
E
N
G
E
R
"
D
R
O
P
-
O
F
F
"
Z
O
N
E
3'-0"102
3'-0"
107C
3'-0"109B
UP
UP
060504
03
0201
10
09
08
07
ELEV. 1
ELEV. 2
3'-0"108
3'-0"105
3'-0"104
3'-0"
107A
3'-0"
107B
3'-0"103
IN
CONTROL P
A
N
E
L
C
L
E
A
R
A
N
C
E
OUT
3'-0"
106
3'-0"
112B
UP
060504030201 1009080711 12
1516171814 13 0605
04
030201
10
09
0807
1112
1516
17
18
1413
101
3'-0"105
3'-0"105
3'-0"105
4'-0"
105
3'-0"105
T
R
TR
ADJACENT
COMMERCIAL
AV
I
A
R
A
P
A
R
K
W
A
Y
LA
U
R
E
L
TR
E
E
L
A
N
E
PROPOSED MEDICAL
OFFICE BUILDING
ADJACENT UNDISTURBED
NATIVE VEGETATION
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
WATER CONSERVATION IRRIGATION METHOD
1. THE IRRIGATION SYSTEM WILL BE DESIGNED TO MEET THE REQUIREMENTS
WITHIN THE CITY OF CARLSBAD LANDSCAPE MANUAL WITH A LANDSCAPE
IRRIGATION EFFICIENCY NECESSARY TO MEET THE MAWA.
2. A "SMART" IRRIGATION CONTROLLER WITH WATERING BUDGET FEATURE IN
COMBINATION WITH A RAIN SENSOR, MASTER VALVE AND FLOW SENSOR WILL
BE USED TO PREVENT WATER LOSS DUE TO MAINLINE BREAKS.
3. A DEDICATED WATER METER WITH A BACKFLOW DEVICE WILL BE USED FOR
LANDSCAPE IRRIGATION SINCE THE LANDSCAPE AREA IS MORE THAN 1,000
SQUARE FEET.
4. INLINE DRIP TUBING WILL BE USED FOR ALL LANDSCAPE AREA AS A HIGH
EFFICIENCY IRRIGATION METHOD.
5. A MANUAL SHUFFOFF VALVE WILL BE INSTALLED AS CLOSE AS POSSIBLE TO
THE WATER SUPPLY, AND ADDITIONAL SHUTOFF VALVES WILL BE INSTALLED
BETWEEN EACH ZONE.
6. TREES WILL BE PLACED ON SEPARATE VALVES TO RECEIVE BUBBLERS (REFER
TO IRRIGATION DETAILS)
7. THE IRRIGATION SYSTEM IS DIVIDED INTO SEPARATE HYDROZONES BASED ON
THE PLANT MATERIAL WATER NEEDS, SUN EXPOSURE, TOPOGRAPHY AND SOIL
CONDITION.
8. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION
WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE
ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO
CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
HYDROZONES
HYDROZONE 1: LOW WATER USE DRIP
LANDSCAPE AREA: 40,463 S.F.
% OF LANDSCAPE: 71.96%
HYDROZONE 2: MEDWATER USE SPRAY
(WQ BASIN)
LANDSCAPE AREA: 15,210 S.F.
% OF LANDSCAPE: 27.05%
HYDROZONE 3: MED WATER USE BUBBLERS
(PALMS)
LANDSCAPE AREA: 562 S.F.
% OF LANDSCAPE: 00.5%
ON-SITE LANDSCAPE: 53,082 S.F.
ROW LANDSCAPE:3,153 S.F.
TOTAL LANDSCAPE: 56,236 S.F.
TOTAL SITE AREA
ONSITE ONLY:264,223 S.F.
PERCENTAGE OF
LANDSCAPE AREA
ONSITE ONLY:20.1%
LANDSCAPE AREA
PALOMAR AIRPORT ROAD
WATER USE CALCULATIONS
MAINTENANCE RESPONSIBILITY NOTE:
ALL PROPOSED LANDSCAPE INCLUDING THE RIGHT OF
WAY WILL BE PRIVATE MAINTAINED
ITEM
IRRIGATION WATER METER - RECYCLED WATER - 1" METER WITH 1" SERVICE LINE - REFER TO CIVIL PLANS
IRRIGATION LEGEND (RECYCLED WATER)
METER
METER
Feb. 5, 2025 Item #1 113 of 118
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
1. IRRIGATION CONTROLLER. INSTALL CONTROLLER, CABINET AND
PEDESTAL PER MANUFACTURER'S RECOMMENDATIONS.
2. POWER SUPPLY WIRE
3. 1-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP ELL FOR POWER
SUPPLY
4. GROUND WIRE AND CONDUIT, MIN. 1.5". GROUND PER ASIC GUIDELINES
5. CONCRETE PAD: 6-INCH MINIMUM THICKNESS
6. FINISH GRADE
7. COMPACTED SUBGRADE
8. 3-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP ELL FOR STATION
WIRES
9. FLOW SENSOR WIRE TO FLOW SENSOR
10. MASTER VALVE AND REMOTE CONTROL VALVE WIRES
CONTROLLER
IN PEDESTAL
SCALE: N.T.S.
I-01
1.
5.
6.
7.
2.
3.
8.
9.
10.
4.
NOTE:
1
WIRE CONNECTOR SHALL BE A 3M DBY DIRECT BURY SPLICE KIT.
KIT SHALL INCLUDE A SCOTCHLOK SPRING CONNECTOR, A
POLYPROPYLENE TUBE AND A WATERPROOF SEALING GEL.
TUBE SHALL BE SUPPLIED PREFILLED WITH GEL. DIRECT BURY
SPLICE KIT SHALL BE USED TO ELECTRICALLY CONNECT 2 - 3 #14
OR 2 #12 PRE-STRIPPED COPPER WIRES. LARGER WIRES OR
GREATER QUANTITIES OF WIRES SHALL REQUIRE A LARGER
APPROVED WIRE CONNECTION.
1. LOW VOLTAGE WIRES, 3 MAXIMUM
2. WIRES PASS THROUGH GROOVES IN TUBE LID TO ALLOW LID
TO CLOSE
3. CLOSE TUBE LID AFTER WIRE IS INSERTED INTO TUBE
4. POLY TUBE PRE-FILLED WITH WATERPROOF GEL
5. LOCK TABS PREVENT WIRE REMOVAL ONCE CONNECTOR IS
INSERTED
6. SCOTCHLOK ELECTRICAL SPRING CONNECTOR. WIRES
SHALL BE PRE-STRIPPED OF 1/2" OF THE INSULATION PRIOR
TO INSERTION INTO THE CONNECTOR. TWIST CONNECTOR
ONTO WIRES TO SEAT FIRMLY. SCOTCHLOK CONNECTOR
AND WIRES INSERTED INTO TUBE UNTIL THE CONNECTOR
PASSES LOCK TABS
WIRE SPLICE CONNECTION
FOR LOW VOLTAGE CONTROLLER WIRES
SCALE: N.T.S.
I-03
2
3
4
5
6
ISOLATION BALL VALVE
FOR PRESSURE SUPPLY LINE UP TO 2 1/2"
SCALE: N.T.S.
I-04
1. 10" ROUND PURPLE VALVE BOX WITH PURPLE LID (DO NOT CUT)
2. TOP OF MULCH (OR SOIL WHEN TURF)
3. ISOLATION BALL VALVE WITH OVAL HANDLE
4. 8" DIAMETER CL 160 PVC SLEEVE (SET ON TOP OF VALVE)
5. SLIP X MIPT PVC SCH 80 ADAPTER (2 LOCATIONS)
6. SLIP X SLIP 45 DEGREE ELL (4 LOCATIONS)
7. 3/4" GRAVEL UNDER AND AROUND VALVE BOX - FILL TO TOP OF
HOLES, WRAP WITH FILTER FABRIC
8. PRESSURE SUPPLY LINE - SEE PLANS FOR SIZE
9. BRICK SUPPORT (4) LOCATIONS
10. SEE VALVE IDENTIFICATION TAG DETAIL
1.
2.
3.
4.
5.
6.
7.
8.
10.
9.
1. IRRIGATION CONTROLLER. INSTALL CONTROLLER, CABINET AND
PEDESTAL PER MANUFACTURER'S RECOMMENDATIONS.
2. POWER SUPPLY WIRE
3. 1-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP ELL FOR POWER
SUPPLY
4. GROUND WIRE AND CONDUIT, MIN. 1.5". GROUND PER ASIC GUIDELINES
5. CONCRETE PAD: 6-INCH MINIMUM THICKNESS
6. FINISH GRADE
7. COMPACTED SUBGRADE
8. 3-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP ELL FOR STATION
WIRES
9. FLOW SENSOR WIRE TO FLOW SENSOR
10. MASTER VALVE AND REMOTE CONTROL VALVE WIRES
NOTE:
INSTALL A PURPLE
(BILINGUAL) CONTROLLER
RECLAIMED WATER MARKING
STICKER TO INDICATE THE
OPERATOR THAT THE
IRRIGATION SYSTEM
CONTAINS RECYCLED
WATER
1. TOP OF MULCH
2. PURPLE VALVE BOX WITH PURPLE LID
3. BASKET STRAINER, REFER TO LEGEND
4. ID TAG. REFER TO IDENTIFICATION TAG DETAIL
5. PVC MAINLINE
6. PVC SCH 40 FEMALE ADAPTER
7. BRICK SUPPORT (4) LOCATIONS
8. BRASS UNION
9. BRASS NIPPLE TYP.
10. 3-INCH MIN. DEPTH OF 3/4-INCH WASHED GRAVEL
11. PCV MAINLINE FROM POC
BASKET STRAINER
SCALE: N.T.S.
I-02
7.
6.
11.
10.
5.
3.
9.
2.
9.
BBB
1.
4.
8.
1. TOP OF MULCH
2. PURPLE VALVE BOX WITH PURPLE LID
3. SCH. 80 PVC THD. NIPPLE, LENGTH AS REQ., 3" MIN.
4. MASTER CONTROL VALVE, SEE LEGEND FOR SPEC.
5. 30-INCH LENGTH OF WIRE, COILED - PROVIDE WATERPROOF
CONNECTION AT SPLICE
6. SCH. 80 PVC UNION
7. TRANSITION TO CORRECT PIPE DEPTH USING TWO 45 DEGREE
SCH. 80 PVC ELLS
8. SCH. 80 PVC T.O.E. NIPPLE
9. PVC MAINLINE TO RCV'S, SEE SPECIFICATIONS
10. BRICK SUPPORT (4) LOCATIONS
11. 3-INCH MIN. DEPTH OF 3/4-INCH WASHED GRAVEL
12. CONTROL WIRES IN SCH. 40 PVC ELECTRICAL CONDUIT
CONTINUOUS TO CONTROLLER. (AQUASEAL / VAPOR LOCK OPEN
END OF CONDUIT)
13. BRASS MAINLINE PIPE AND FITTINGS FROM BACKFLOW PER
SPECIFICATIONS
14. SEE VALVE IDENTIFICATION TAG DETAIL
MASTER CONTROL VALVE
SCALE: N.T.S.
I-05
10.
6.
14.
4"
2"
12.
13.
11.
7.
4.
8.
2.1.5.
3.
9.
1. FLOW SENSOR - REFER TO LEGEND
2. 30-INCH LENGTH OF WIRE, COILED - PROVIDE WATERPROOF
CONNECTION AT SPLICE, MAX WIRE DISTANCE RUN 1,000'
3. PURPLE PLASTIC RECTANGULAR VALVE BOX
4. TOP OF MULCH
5. MAINLINE PIPE
6. BRICK (4) LOCATIONS
7. 3-INCH MIN. DEPTH OF 3/4-INCH WASHED GRAVEL
8. CONTROL WIRES IN SCH. 40 PVC ELECTRICAL CONDUIT
CONTINUOUS TO CONTROLLER. (AQUASEAL / VAPOR LOCK OPEN
END OF CONDUIT)
9. SEE VALVE IDENTIFICATION TAG DETAIL
NOTE:
INSTALL FLOW SENSOR AS PER THE MANUFACTURER'S
RECOMMENDATIONS, WIRE TO IRRIGATION CONTROLLER.
USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH ON THE
DOWN-STREAM SIDE OF THE FLOW SENSOR.
FLOW SENSOR
SCALE: N.T.S.
I-06
4.
4"
MI
N
.
6.
7.
2"
MI
N
.
1.2.3.
5.
9.
8.
1. TOP OF MULCH
2. PURPLE VALVE BOX WITH PURPLE LID
3. 30-INCH LENGTH OF WIRE, COILED - PROVIDE WATERPROOF
CONNECTION AT SPLICE
4. REMOTE CONTROL VALVE - (REFER TO LEGEND)
5. PVC SCH 80 NIPPLE, CLOSE
6. PVC SCH 40 ELL
7. PVC SCH 80 NIPPLE, LENGTH AS REQUIRED
8. BRICK (4) LOCATIONS
9. PVC SCH 80 NIPPLE (2" LENGTH, HIDDEN) AND SCH 40 ELL AND SCH
40 ELL OR TEE
10. PVC SCH 40 MALE ADAPTER/ LATERAL LINE CONNECTION
11. 3-INCH MIN. DEPTH OF 3/4-INCH WASHED GRAVEL
12. PVC PRESSURE SUPPLY LINE PIPE
13. CONTROL WIRES IN SCH. 40 PVC ELECTRICAL CONDUIT
CONTINUOUS TO CONTROLLER. (AQUASEAL / VAPOR LOCK OPEN
END OF CONDUIT)
14. SEE VALVE IDENTIFICATION TAG DETAIL
REMOTE CONTROL VALVE
SCALE: N.T.S.
I-07
5.
6.3"
MI
N
.
2.
3.
7.
8.
9.
10.
11.
12.
14.
1.
13.
4.
1. TOP OF MULCH
2. PURPLE VALVE BOX WITH PURPLE LID
3. 30-INCH LENGTH OF WIRE, COILED - PROVIDE WATERPROOF
CONNECTION AT SPLICE
4. REMOTE CONTROL VALVE ZONE KIT (REFER TO LEGEND) - WITH
BASKET FILTER AND PRESSURE REGULATOR
5. PVC SCH 80 NIPPLE, CLOSE
6. PVC SCH 80 UNION FOR SERVICING ASSEMBLY
7. PVC SCH 40 MALE ADAPTER
8. PVC LATERAL
9. 3-INCH MIN. DEPTH OF 3/4-INCH WASHED GRAVEL
10. BRICK (4) LOCATIONS
11. PVC PRESSURE SUPPLY MAINLINE
12. PVC SCH 80 NIPPLE
13. CONTROL WIRES IN SCH. 40 PVC ELECTRICAL CONDUIT CONTINUOUS
TO CONTROLLER. (AQUASEAL / VAPOR LOCK OPEN END OF CONDUIT)
14. SEE VALVE IDENTIFICATION TAG DETAIL
NOTE: DRIP CONTROL VALVE FLUSH CAP SHALL NOT USE HOSE THREADS
ON RECYCLED WATER SYSTEMS
DRIP CONTROL VALVE
WITH BASKET FILTER AND PRESSURE REGULATOR
SCALE: N.T.S.
I-08
5.
6.
7.
3"
MI
N
.
2.
3.
8.
9.
10.
11.
13.
12.
12.
1.
4.14.
Feb. 5, 2025 Item #1 114 of 118
VALVE IDENTIFICATION TAG
FOR RECYCLED WATER
SCALE: N.T.S.
I-15
1. ALL RECYCLED WATER SPRINKLER CONTROL VALVES SHALL
BE TAGGED WITH IDENTIFICATION TAGS.
2. TAGS SHALL BE WEATHERPROOF PLASTIC 3” X 4”, PURPLE IN
COLOR, WITH WORDS “WARNING RECYCLED WATER - DO
NOT DRINK” IMPRINTED ON ONE SIDE, AND “AVISO - AGUA
IMPURA - NO TOMAR” ON THE OTHER SIDE. IMPRINTING
SHALL BE PERMANENT AND BLACK IN COLOR.
3. ONE TAG SHALL BE ATTACHED TO EACH VALVE AS
FOLLOWS:
ATTACH TO VALVE STEM DIRECTLY OR WITH PLASTIC TIE
WRAP; OR
ATTACH TO SOLENOID WIRE DIRECTLY OR WITH PLASTIC TIE
WRAP.
WARNING
RECYCLED
WATER -
DO NOT
DRINK
AVISO -
AQUA
IMPURA -
NO TOMAR
FRONT BACK
LICENS E D L ANDSCAPEA
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
1.
2.
3.
4.
5.
6.
7.
8.
QUICK COUPLING VALVE
SCALE: N.T.S.
I-09
1. 10" ROUND PURPLE VALVE BOX WITH PURPLE LID (DO NOT CUT)
2. LOCKABLE QUICK COUPLING VALVE WITH PURPLE CAP
3. TOP OF MULCH (OR SOIL WHEN TURF)
4. PVC SCH 80 THREADED NIPPLE - PAINTED PURPLE
5. 1" MIP X FIP SCH 40 90 ELL (2 REQUIRED)
6. 3/4" GRAVEL UNDER AND AROUND VALVE BOX - FILL TO TOP OF
HOLES, WRAP WITH FILTER FABRIC
7. PRESSURE SUPPLY LINE AND FITTINGS - SEE PLANS FOR SIZE
8. GALVANIZED (SCH 40) 36" STAKE WITH SPRINKLER TIES
9. 1" X 8" SCH 80 NIPPLE
10. 1" PVC SCH 40 STREET ELL
11. QUICK COUPLER VALVES SHALL BE OF A TYPE APPROVED FOR
RECYCLED WATER USE
12. SEE VALVE IDENTIFICATION TAG DETAIL
9.
10.
12.
1. TOP OF MULCH
2. PURPLE VALVE BOX WITH PURPLE LID
3. SEAL CONDUIT ENDS WITH AQUASEAL
4. WATERPROOF ELECTRICAL CONNECTORS FOR ALL WIRE
SPLICES
5. AQUA SEAL / VAPOR LOCK OPEN END OF CONDUITS
6. LOW VOLTAGE CONTROL WIRE COIL, 36" MINIMUM
7. BRICK SUPPORTS 4 REQUIRED PER BOX
8. 1.25" SCH. 40 ELECTRICAL CONDUIT, SEE SPECIFICATIONS
9. LANDSCAPE FABRIC, WRAP UP AND OVER BOX HOLES
10. 3/4" GRAVEL IN, UNDER AND AROUND VALVE BOX - FILL TO
TOP OF HOLES, WRAP WITH FILTER FABRIC
CONTROL WIRE PULL BOX
SCALE: N.T.S.
I-10
10.
9.
8.
7.
6.
5.
1.
4.
2.
WE ARE CONSERVING OUR MOST
VALUABLE RESOURCE BYIRRIGATING OUR LANDSCAPE
WITH RECYCLED WATER
42
"
12
"
3'
3"
C
L
E
A
R
1'
1. RECYCLED WATER SIGN PER DISTRICT STANDARDS, 0.16
ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS. PURPLE
BACKGROUND WITH BLACK LETTERS AND GRAPHIC.
2. ATTACH SIGN TO POST W/ (2) 1/4" SS CARRIAGE BOLTS
3. 3" GALVANZIED STEEL POST
4. CONCRETE FOOTING - SLOPE TOP TO DRAIN AWAY
5. FINISH GRADE
RECYCLED WATER USE SIGN
SCALE: N.T.S
I-11
1.
2.
3.
4.
5.
18"
SIGN ENLARGMENT
RECYCLED WATER
AGUA RECICLADA
DO NOT DRINK
NO TOME EL AGUA
WE ARE CONSERVING OUR MOST
VALUABLE RESOURCE BY
IRRIGATING OUR LANDSCAPE
WITH RECYCLED WATER
RECYCLED WATER
AGUA RECICLADA
DO NOT DRINK
NO TOME EL AGUA
A-3 A-2 A-1
BV BV QC
1. PVC SCH 40 MANIFOLD PIPE - SIZE PER PLANS (LOCATE
UNDERNEATH VALVE BOXES)
2. ELECTRIC CONTROL VALVE
3. HEAT BRAND ALL VALVE BOXES PER SPECIFICATIONS
4. PRESSURE SUPPLY MAINLINE (SIZE PER PLANS)
5. CONTROL VALVE MANIFOLD (5 VALVES MAXIMUM)
6. BALL VALVE TO MANIFOLD
7. BALL VALVE TO QUICK COUPLER
8. QUICK COUPLER - PER PLANS
MANIFOLD CONFIGURATION
FOR CONTROL VALVES AND QUICK COUPLERS
SCALE: N.T.S.
I-12
4.
5.
1'-6"1'-6"1'-6"1'-6"1'-6"
6.
7.
3.
2.
1.
8.
TRENCH
BELOW HARDSCAPE
SCALE: N.T.S.
I-13
1. HARDSCAPE PAVING
2. BACKFILL MATERIAL (FREE OF ROCKS AND DEBRIS GREATER
THAN 1")
3. NON-PRESSURE LATERAL LINE SLEEVE, SEE
SPECIFICATIONS
4. CONSTRUCTION GRADE SAND
5. DETECTOR TAPE (ABOVE EACH SLEEVE)
6. PRESSURE SUPPLY LINE SLEEVE, SEE SPECIFICATIONS
7. 1.25" CONDUIT (FOR WIRE), SEE SPECIFICATIONS
2.
3.
4.
1.
5.
6.
7.
36
"
24
"
6"
WIDTH PER SPECIFICATIONS
6"
DETAIL FOR TWO WIRE SYSTEM
TRENCH
IN LANDSCAPE
SCALE: N.T.S.
I-14
1. MULCH
2. FINISH GRADE
3. NON-PRESSURE LATERAL LINE, SEE SPECIFICATIONS
4. BACKFILL MATERIAL (FREE OF ROCKS AND DEBRIS GREATER
THAN 1")
5. DETECTOR TAPE (ABOVE EACH PIPE)
6. PRESSURE SUPPLY LINE, SEE SPECIFICATIONS
7. 1.25" CONDUIT FOR WIRE, SEE SPECIFICATIONS
8. CONSTRUCTION GRADE SAND (6" ABOVE AND BELOW
PRESSURE SUPPLY LINE)
2.
3.
4.
1.
5.
6.
7.
18
"
F
O
R
M
A
I
N
L
I
N
E
1
.
5
A
N
D
S
M
A
L
L
E
R
24
"
F
O
R
M
A
I
N
L
I
N
E
1
.
5
A
N
D
L
A
R
G
E
R
12
"
6"
WIDTH PER SPECIFICATIONS
8.
6" MIN.
DETAIL FOR TWO WIRE SYSTEM
Feb. 5, 2025 Item #1 115 of 118
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EOF CAL I F O R NIA
No. 4547TimJachlewsk
i
J
r
Signature
Renewal Date
Date
11-30-25
09-17-242907 Shelter Island Drive #105-417
San Diego, CA 92106 619-795-7603
www.insitelandarch.com
1. PRESSURE COMPENSATING FULL-CIRCLE BUBBLER
WITH PURPLE CAP. (2) PER TREE (1) PER VINE.
2. PLASTIC ADAPTER: PA-80
3. POP-UP SPAY BODY
4. TOP OF MULCH (OR FINISH GRADE)
5. SWING JOINT
6. PVC SCH 40 TEE OR ELL
7. PVC LATERAL PIPE
POP-UP BUBBLER
PRESSURE COMPENSATING, FULL-CIRCLE
SCALE: N.T.S.
I-16
2.
1.
4.
3.
7.
6.
5.
1.
TREE
ROOTBALL
1.
1. MP ROTATOR (12" FOR SHRUBS AND 6" FOR TURF) WITH CHECK
VALVE AND PURPLE CAP
2. TOP OF MULCH FOR SHRUBS, OR GRASS FOR TURF AREAS
3. HUNTER SWING JOINT
4. LATERAL ELL OR TEE
5. LATERAL LINE
MP ROTATOR
WITH INTERNAL CHECK VALVE
SCALE: N.T.S
I-17
2.
3.
4.
5.
SUBSURFACE DRIPLINE TUBING
BURIAL SECTION
SCALE: N.T.S.
I-18
1.
2.
3.
6.
1. TECHLINE TEE
2. TOP OF MULCH
3. SUBSURFACE DRIPLINE TUBING
4. TOP OF SOIL
5. NETAFIM INLINE DRIP EMITTER
6. TIE DOWN STAKE (NETAFIM TLS6)
NOTES:
1. PLACE TIE DOWN STAKES EVERY 3' IN SAND, 4' IN LOAM, AND 5' IN CLAY.
2. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR
ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.
3. INSERTION PLOW AND TRENCHED INSTALLATIONS DO NOT REQUIRE TIE DOWN
STAKES.
4.
3"
3"
5.
SUBSURFACE DRIPLINE TUBING
CENTER FEED LAYOUT
SCALE: N.T.S.
I-19
2"-4"2.
8.
4.
5.
6.
7.
9.
8.
INSET A
12
"
2.
INSET A
4"
-
6
"
9.
1. PVC OR POLY SUPPLY HEADER
2. PVC DRIP MANIFOLD FROM CONTROL ZONE VALVE KIT (SIZED TO MEET
LATERAL FLOW DEMAND)
3. TECHLINE START CONNECTION MALE ADAPTER AND TEE
4. ROW SPACING. SEE IRRIGATION LEGEND.
5. TECHLINE CVRW DRIPLINE
6. PERIMTER LATERALS 2" - 4" FROM EDGE OF AREA PERIMETER
7. AREA PERIMETER
8. PVC OR POLY EXHAUST HEADER
9. MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY EXHAUST HEADER
3.
1.
5.
6.
2.
3.
4.
1.
7.
8.
9.
1. 10" ROUND PURPLE VALVE BOX (DO NOT CUT)
2. SLIP X MIPT PVC SCH 40 ADAPTER (2 LOCATIONS)
3. 18" LENGTH OF POLYETHYLENE TUBING
4. CLOSED NIPPLE (2 LOCATIONS)
5. PVC SCH 40 BALL VALVE (LINE SIZE)
6. PVC SCH 40 FIPT X FIPT ELL (3 LOCATIONS)
7. 8" PVC SCH 80 RISER
8. 3/4" GRAVEL UNDER AND AROUND VALVE BOX - FILL TO TOP
OF HOLES, WRAP WITH FILTER FABRIC
9. LATERAL LINE (PVC EXHAUST HEADER)
10. SEE VALVE IDENTIFICATION TAG DETAIL
MANUAL FLUSH VALVE ASSEMBLY
FOR DRIP IRRIGATION
SCALE: N.T.S.
I-24
5.
SUBSURFACE DRIPLINE TUBING
END FEED LAYOUT
SCALE: N.T.S.
I-22
2"-4"
1. PVC OR POLY SUPPLY HEADER
2. PVC DRIP MANIFOLD FROM CONTROL ZONE VALVE KIT (SIZED TO MEET
LATERAL FLOW DEMAND)
3. TECHLINE START CONNECTION MALE ADAPTER AND TEE
4. ROW SPACING. SEE IRRIGATION LEGEND.
5. TECHLINE CVRW DRIPLINE
6. PERIMTER LATERALS 2" - 4" FROM EDGE OF AREA PERIMETER
7. AREA PERIMETER
8. PVC OR POLY EXHAUST HEADER
9. MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY EXHAUST HEADER
2.1.
3.
4.
5.
6.
7.
9.
8.
INSET A
12
"
2.
INSET A
4"
-
6
"
SUBSURFACE DRIPLINE TUBING
IRREGULAR SHAPED LAYOUT
SCALE: N.T.S.
I-21
1.2.
3.
4.
6.
7.
10.
2"-4"
5.
1. PVC DRIP MANIFOLD FROM CONTROL ZONE VALVE KIT (SIZED TO MEET
LATERAL FLOW DEMAND)
2. TECHLINE CVRW DRIPLINE
3. TECHLINE START CONNECTION MALE ADAPTER AND TEE
4. ROW SPACING. SEE IRRIGATION LEGEND.
5. PVC OR POLY SUPPLY HEADER
6. TECHLINE TEE
7. AREA PERIMETER
8. MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY EXHAUST HEADER
9. TOTAL LENGTH SHOULD NOT EXCEED LENGTH SHOWN IN MAXIMUM
LATERAL LENGTH TABLE
10. PVC OR POLY EXHAUST HEADER
INSET A
INSET A
12
"
1.
4"
-
6
"
8.
9.
SUBSURFACE DRIPLINE TUBING
NOTES AND MAXIMUM LATERAL LENGTH TABLE
SCALE: N.T.S.
I-23
NOTES:
1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER
SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS
AND CHANGES IN ELEVATION. SEE DRIPLINE
INSTALLATION GUIDE FOR SUGGESTED SPACINGS.
2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT
EXCEED THE MAXIMUM LENGTH SHOWN IN THE
ACCOMPANYING TABLE.
Techline HCVRX Dripline Maximum Lateral Lengths (Feet)
1. TOP OF MULCH
2. PURPLE RECTANGULAR VALVE BOX WITH PURPLE LID
3. AIR RELEASE VALVE W/ BRASS NIPPLE AND BRASS RETURN
BEND ON DISCHARGE PORT
4. 3/4" BRONZE BALL VALVE
5. 3/4" BRASS NIPPLE, 2 REQ., LENGTH AS REQ.
6. BRICK SUPPORT
7. LANDSCAPE FABRIC
8. PVC MAINLINE
9. APPROVED TIE ROD MIN. 5/8" DIAMETER
10. CONCRETE THRUST BLOCK MIN. 1 CUBIC FOOT
11. 3/4" GRAVEL IN, UNDER AND AROUND VALVE BOX - FILL TO
TOP OF HOLES, WRAP WITH FILTER FABRIC
NOTE: INSTALL AIR RELIEF VALVE AT HE HIGH POINT OF THE
IRRIGATION MAINLINE
MAINLINE AIR RELIEF VALVE
SCALE: N.T.S.
I-20
8.
6.
4.
1.
3.
2.
3" MIN.
5.
9.
10.
7.
11.
Feb. 5, 2025 Item #1 116 of 118
Exhibit 9
Full Size Exhibits “A” – “W” dated Feb 5, 2025
(on file in the Planning Department)
Feb. 5, 2025 Item #1 117 of 118
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 10
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Permit
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report ZC Zone Change
EIS Environmental Impact Statement (federal)
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
Feb. 5, 2025 Item #1 118 of 118
Lauren Yzaguirre, Associate Planner
Community Development
February 5, 2025
Palomar Aviara Office Project
SDP 2023-0022/CDP 2023-0034
1
PROJECT LOCATION
•SE Corner of Palomar
Airport Road & Aviara
Parkway
•6.07-acres
•Office (O) Zone & Land
Use Designation / Open
Space (OS) Zone & Land
Use Designation
2
OS
O
PROJECT HISTORY
•Kelly/JRM Office
Project
•Approximately
85,000 square feet
•Three stories, 43-
feet-tall, 51.5’
projections
•MND/MMRP
3
PROJECT FEATURES
•62,600 SQFT
•42-feet-tall
•Three-story medical
office
•52-foot architectural
tower
•316 parking spaces
•2,702 SQFT outdoor
employee eating areas
4
5
Outdoor Eating Area B
1,330.76 SQFT
Outdoor Eating Area A
1,372.58 SQFT
7
ZONE 4 -3,058 SQFT
ZONE 2 -
3,058 SQFT
ZONE 6 – 44,821 SQFT
8
9
Smooth Fiber Glass Reinforced
Stucco
Aluminum Cladding System
Tinted GlassSpandrel Glass
10
11
12
13
14
CALIFORNIA ENVIRONMENTAL QUALITY ACT
1515
•CEQA Guidelines sections 15162 through 15164
•Kelly/JRM Office Project MND & MMRP adopted
September 18, 2007
•Project is within the scope of the prior
environmental document.
Grand Hope Medical Office Building
16
General Public Concerns
•Parking
•TDM
•Public Noticing
•CEQA – Transportation/Air Quality
Public Notification
1717
Policy 84
•Early Public Notice
•600-foot owners
•100-foot occupants
•Project Sign
•Enhanced Stakeholder
Outreach
Public Notification
1818
CALIFORNIA ENVIRONMENTAL QUALITY ACT
19
•Transportation
•Level of Service (LOS)
•Greenhouse Gas (GHG)
Emissions
•Climate Action Plan
(CAP) Checklist
CEQA Section 15162
20
15162. SUBSEQUENT EIRS AND NDs
(a)When an EIR has been certified or a ND adopted for a project, no subsequent EIR
shall be prepared for the project unless the lead agency determines, on the basis
of substantial evidence in the light of the whole record, one or more the
following:
1)Substantial changes are proposed in the project which will require major
revisions of the previous EIR or ND due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects
2)Substantial changes occur with respects to the circumstances under which
the project is undertaken which will require major revisions of the previous
EIR or ND due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant
effects ; or
20
CEQA Section 15162
21
15162. SUBSEQUENT EIRS AND NDs (CONT.)
3)New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time
the previous EIR was certified as complete or the ND was adopted, shows any
of the following:
A.The project will have one or more significant effects not discussed in the
previous EIR or ND;
B.Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
C.Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR would substantially reduce one
or more significant effects on the environment but the project
proponents decline to adopt the mitigation measures or alternatives
21
PROJECT ANALYSIS
General Plan (O/OS)
Zoning Ordinance
(O/OS)
Local Coastal Program
(Mello II)
Palomar ALUCP
22
Recommended Action
ITEM 1: PALOMAR AVIARA OFFICE PROJECT
23
ADOPT the Planning Commission Resolution
APPROVING of Site Development Plan SDP 2023-0022
and Coastal Development Permit CDP 2023-0034 based
upon the findings and subject to the conditions
contained therein.
Lauren Yzaguirre, Associate Planner
Community Development
February 5, 2025
Palomar Aviara Office Project
SDP 2023-0022/CDP 2023-0034
1
25
26
27(E) 3-Story Condo
28
Outdoor Eating Area B Outdoor Eating Area A
29
CEQA Section 15164
30
15164. ADDENDUM TO AN EIR OR NDs
a)The lead agency or responsible agency shall prepare and addendum to a previously
certified EIR if some changes or additions are necessary but none of the conditions
described in Section 15162 calling for preparation of a subsequent EIR have occurred
b)An addendum to an adopted ND may be prepared if only minor technical changes or
additions are necessary or none of the conditions described in Section 15162 calling
for the preparation of a subsequent EIR or ND have occurred.
c)An addendum need not be circulated for public review but can be included in or
attached to the final EIR or adopted ND.
d)The decision making body shall consider the addendum with the final EIR or adopted
ND prior to making a decision on the project.
e)A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section
15162 should be included in an addendum to an EIR, the lead agency’s findings on the
project, or elsewhere in the record. The explanation must be supported by substantial
evidence.